Rustico/casale
GALLICANO - [V0383] - In ottima zona centrale, offriamo questa graziosa abitazione semi-indipendente con struttura in pietra, corredata da forno a legna e terreno, in parte pianeggiante di circa 1000 mq ad uso giardino/orto. L'immobile, di mq 100 ca. è disposto su tre livelli ed è composto da due vani per piano. Il fabbricato ha una buona struttura portante,...
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 €69,000, the property costs €986/m² before works, versus a local benchmark of €505/m²; allowing about €700/m² for an older farmhouse with unspecified condition makes the effective cost substantially higher. The description says roughly 100 m² while the listing facts state 70 m², and it does not clarify habitability or renovation needs.
More on the house and the area
A highly photogenic Tuscan farmhouse with traditional stone details, shutters, a wood-fired oven, mature plantings, and a generous garden/vegetable plot overlooking wooded hills. The description indicates a sound load-bearing structure and a real three-level home rather than a ruin, though the interior condition is unconfirmed and some exterior maintenance is visible.
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€14,000 – €25,000
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 condition and systems are not shown or specified.
- Only one bathroom for a five-bedroom layout.
- The exterior shows some cracking and weathering that may require maintenance.
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 cluster is in the Serchio valley with the Apuan Alps close by to the west and the Tuscan-Emilian Apennines to the east. The Serchio river runs through this part of the valley. Much of the surrounding area falls within the Parco Regionale delle Alpi Apuane. The nearest ski area is Careggine in Garfagnana, with small lifts roughly 30–40 minutes away depending on the exact hamlet. Castelnuovo di Garfagnana is the nearest town of size, with shops, schools, rail services and the main services for the upper valley; Lucca is the nearest larger city for broader services. Barga is nearby and is listed among I Borghi più belli d’Italia. This area is known for the Garfagnana landscape of wooded valleys, chestnuts, mountain villages and access routes into the Apuan massif.