Rustico/casale in Strada Comunale di Soraggio
Nella freschezza della montagna della Garfagnana, ad un'altitudine di 1.000 metri s. l. m. , proponiamo in vendita una spaziosa abitazione indipendente. L'immobile si sviluppa su due livelli ed è così composto: •Piano Terra: Cucina abitabile, 2 ampie cantine e 2 garage. •Piano Primo: Zona notte formata da 2 camere matrimoniali, 2 camere singole e un bagno finestrato. Completa la...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
See what needs doing and what each job costs
At €350/m², this spacious 140 m² farmhouse is priced about 31% below the €505/m² local comparison level. Allowing roughly €28,000 for likely updating gives an effective cost near €550/m²; the mountain location and single bathroom temper the upside.
More on the house and the area
A genuine stone Garfagnana farmhouse with strong historic character, lush woodland surroundings, and an exceptional mountain view toward distant peaks. The house is roofed, furnished, and clearly usable rather than a ruin, but it is old-fashioned and would benefit from substantial updating; the outdoor terrace also needs attention. At €49,000 for 140 sqm, it has real dream-home potential for someone seeking an authentic mountain retreat.
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 – €16,000
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.
- Interiors are very dated, cluttered, and need cosmetic modernization.
- The terrace/roof area and railings appear worn and may require repair.
- Only one bathroom is shown for a six-bedroom, 140 sqm house.
- Mountain-road access and the remote 1,000 m elevation may limit year-round convenience.
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 Apuan Alps are within this area, and the northern Tuscan-Emilian Apennines surround it. The Serchio basin begins here, with mountain valleys, forest and high passes. Much of the area falls inside the Parco Nazionale dell'Appennino Tosco-Emiliano, and the Apuan Alps Regional Park is close by. The nearest ski area is Cerreto Laghi, about a 30-minute drive. Castelnuovo di Garfagnana is the nearest town of size, with rail links, shops and services. This part of Garfagnana is known for chestnut woods, mountain villages and access to the Orecchiella area.