Villa in Via Santa Maria 15
Villetta indipendente con giardino e ampio piazzale a Borsigliana In posizione tranquilla e riservata, a circa 800 metri di altitudine nel suggestivo borgo di Borsigliana, proponiamo in vendita una villetta singola con giardino privato e ampia aia esterna. L'immobile, di circa 90 mq, si sviluppa interamente su un unico livello ed è così composto: •Zona giorno: Ingresso su cucina abitabile...
What it really costs
See what needs doing and what each job costs
Independent villa with garden/terrace in a quiet Tuscan village, about 90-100 sqm on one level; the description does not mention a full renovation, so I assume habitable with light updates at about €200/sqm. Effective price is about €900/sqm (€70,000 + ~€20,000 works), which is above this catalog’s low Toscana villa baseline of €531/sqm, but the detached house format, outdoor space, and solid photo count support a still-good rather than exceptional deal.
More on the house and the area
This has genuine dream-home appeal from the setting: a detached stone-clad cottage with a broad mountain view, privacy and its own outdoor space. The house appears complete and usable, with kitchen, floors and a fireplace, but it looks modest and dated rather than beautifully restored. A real livable home with charm, not a ruin, though it likely needs refreshing to fully wow.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€7,000 – €11,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- Interior looks dated and may need cosmetic updating.
- Only one bathroom shown.
- Outdoor space is mostly paved rather than landscaped.
- Mountain location at about 800m may mean more isolated living and colder winters.
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 78/100The Apuan Alps are within this area, and the northern Tuscan-Emilian Apennines surround it. The Serchio basin begins here, with mountain valleys, forest and high passes. Much of the area falls inside the Parco Nazionale dell'Appennino Tosco-Emiliano, and the Apuan Alps Regional Park is close by. The nearest ski area is Cerreto Laghi, about a 30-minute drive. Castelnuovo di Garfagnana is the nearest town of size, with rail links, shops and services. This part of Garfagnana is known for chestnut woods, mountain villages and access to the Orecchiella area.