Casa Indipendente
Splendida casa indipendente nel comune di Camporgiano, in provincia di Lucca, con vista mozzafiato sulla valle. Questo rustico abitativo di 133 mq incluse le cantine (la parte di piano terra e piano primo sono circa di 65 mq) offre spazi accoglienti con rifiniture tipiche toscane con soffitti in legno, camino e…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableMust be done first
- Heating
- Kitchen
See what needs doing and what each job costs
At €67,000, the effective cost is about €704/m² after allowing €200/m² for a heating system and general upkeep, well above the €505/m² local comparison level. The house was renovated in the 2000s and appears habitable, with strong views and a cellar, but only about 65 m² are described as living space and the energy rating is not stated.
More on the house and the area
A highly photogenic Tuscan stone farmhouse with exposed timber ceilings, a substantial fireplace, terracotta floors, and a sweeping mountain-valley view. Unlike a typical rustic project, the house is roofed, finished, furnished, and clearly habitable, with only modernization and heating work likely needed.
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€9,000 – €15,000
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.
- No installed central heating, so winter comfort may require adding a system.
- Hillside village access includes narrow lanes and steps; outdoor space appears limited.
- Only one bathroom is shown for the two-bedroom layout.
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 cluster sits in the Garfagnana, between the Apuan Alps and the Tuscan-Emilian Apennines. The Serchio valley runs through this area. Much of the surrounding mountain landscape falls within the Parco Nazionale dell’Appennino Tosco-Emiliano and the Parco Regionale delle Alpi Apuane within short range of the town. The nearest ski area is Casone di Profecchia on the Apennine side, roughly an hour by road, with the larger Abetone area farther away and not part of the immediate landscape. Castelnuovo di Garfagnana is the nearest main town in the valley and has everyday services, a railway station and a working historic centre. The wider area is known for forested mountain valleys, stone villages, chestnut country and hiking between the Apuan and Apennine ridges.