Casa bifamiliare in Via Europa
Nel caratteristico borgo di Vagli Sotto, incorniciato dalle suggestive acque del rinomato e omonimo lago, proponiamo in vendita questa deliziosa porzione di casa bifamiliare. L'immobile si compone di: •Piano Terra: accogliente cucina abitabile e comoda cantina. •Piano Primo: una camera da letto e un bagno. •Piano…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €786/m², the asking price is above the local €650/m² benchmark; with a modest €200/m² allowance for unspecified works, the effective cost is about €986/m². The lakeside setting, garden, pool and 29 photos add appeal, but the listing does not state the property's condition.
More on the house and the area
A charming stone village townhouse with a genuinely spectacular Apuan mountain setting, traditional façades, a small garden, and strong historic character. Unlike a renovation shell, it is furnished and clearly usable, with a fitted kitchen, bedroom, bathroom, tiled floors, heating, and multiple living levels; the main compromise is compact, steep village access and some uncertainty about the unseen rooms.
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€5,000 – €8,000
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.
- The village access is steep and partly pedestrian, which may limit convenient parking and deliveries.
- Only part of the interior is shown, so the condition of the second bathroom, upper rooms, roof, and utilities should be verified.
- The garden is attractive but modest rather than a large private plot.
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 82/100The Apuan Alps are the immediate landscape here. Lake Vagli sits by the village, and the area is tied to the marble mountains and reservoir valleys of the upper Garfagnana. The Apuan Alps Regional Park covers this area. The nearest ski lifts are the small local slopes at Careggine, roughly 20 minutes by road, with larger Abetone-area lifts much farther and not part of the immediate landscape. Castelnuovo di Garfagnana is the nearest town of size, with rail access, shops and services. Within this part of the Apuan area, the setting is known for steep limestone relief, marble quarry country and the drowned village of Fabbriche di Careggine when the reservoir is emptied.