Rustico in Casola in Lunigiana
CARATTERISTICA CASETTA IN SASSO – LUNIGIANA Nel piccolo e autentico borgo di Regnano Villa, nel comune di Casola in Lunigiana (provincia di Massa-Carrara), proponiamo in vendita una caratteristica casa in pietra immersa nella natura, con splendida vista sulle Alpi Apuane. La proprietà si raggiunge tramite un…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €233/m², the €70,000 purchase price is well below comparable stock, but renovating 300 m² at about €700/m² brings the effective cost to roughly €933/m². The stone farmhouse has strong historic and tourist appeal, yet the external bathroom, cellar/metato areas and limited legal/technical detail make the final cost uncertain.
More on the house and the area
This is a genuinely atmospheric Lunigiana stone house with excellent historic character, traditional wood floors, an old fireplace and a beautiful view toward the Apuan Alps. However, the interiors are very dated and damp-looking, with an external bathroom and cellar/storage areas, so it is a renovation project rather than a comfortable move-in home.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€59,000 – €105,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Substantial renovation is needed, including damp interiors, aging finishes and likely electrical/plumbing upgrades.
- The only bathroom is external and a second internal bathroom would need to be created.
- Some lower-level areas have bare earth floors and feel more like storage/cellar space than living accommodation.
- Access involves steep stone steps and the property appears difficult for anyone with limited mobility.
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 77/100The Apuan Alps are within the area, with limestone ridges and marble mountains around Minucciano. The Serchio valley is the main river landscape nearby. Part of the area falls within the Parco Regionale delle Alpi Apuane. The nearest ski area is Careggine in the Garfagnana, roughly an hour by road depending on the hamlet. Castelnuovo di Garfagnana is the nearest town of size, with shops, services and rail connections. The wider area is known for marble extraction in the Apuan range and for the mountain valleys of the northern Garfagnana.