Rustico/casale in Via San Sebastiano 16
UG527MD-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 finestre in legno che conferiscono un'atmosfera accogliente....
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
See what needs doing and what each job costs
At €69,000, the advertised price is €519/m², close to comparable local stock, but the effective cost rises to about €719/m² after allowing €200/m² for updating. The listing does not say the condition, year, or energy class, and the 133 m² includes cellars while the residential floors are only about 65 m²; the valley view and terrace add some appeal.
More on the house and the area
A beautiful, substantial Tuscan stone farmhouse with original beams, terracotta floors, a large fireplace, and a dramatic valley-and-mountain view. The interiors appear clean, furnished, roofed, and genuinely livable rather than an empty renovation shell, though the bathroom and kitchen need modernization. At €69,000 for 133 square meters, it has strong dream-home appeal.
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.
- The bathroom and kitchen are functional but visibly dated.
- Access is through steep village lanes and steps, with no clearly shown private garden.
- Only one bathroom is shown for a three-bedroom home.
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.