Rustico/casale in Via Guglielmo Marconi 10
-RIFERIMENTO ANNUNCIO 113- CAPANNE DA RISTRUTTURARE CON VIGNA E TERRENO A FOSCIANDORA (LU). Se state cercando un’oasi di pace nel cuore della Toscana, questa proprietà a Fosciandora potrebbe essere la scelta perfetta. Si tratta di un affascinante complesso formato da tre capanne, con una superficie complessiva di circa 149 mq. La proprietà comprende anche circa 1000 mq di...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €30,000 (€201/m²), the price looks low, but three rural huts requiring renovation would bring the estimated total to about €194,000, or €1,301/m², versus roughly €505/m² for comparable Tuscan properties. The listing does not say whether the structures are legally habitable or provide their current condition in detail.
More on the house and the area
The hillside vineyard, extensive greenery, stone walls, and misty Tuscan mountain views create a genuinely appealing rural setting. However, the buildings are agricultural capanne with raw interiors, dirt floors, exposed timber, and storage areas rather than a currently livable home. This is a characterful restoration project, not a ready-to-live-in bargain.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€59,000 – €87,000
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 buildings are clearly renovation projects, not move-in ready homes.
- Interiors show bare stone walls, dirt floors, exposed structure, and no usable kitchen or bathroom visible.
- Steep vineyard terrain and rustic access may make construction and maintenance difficult.
- Utilities, roof condition, permits, and conversion potential need verification.
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 81/100The Apuan Alps are within this area, and the northern Tuscan-Emilian Apennines rise around the Garfagnana valley. The Serchio river runs through Castelnuovo di Garfagnana. Much of the surrounding mountain area falls within the Parco Regionale delle Alpi Apuane, and the Appennino Tosco-Emiliano National Park is close on the northern side of the valley. The nearest ski area is Careggine, with local lifts in the mountains above the valley, and larger Abetone is farther away and does not affect the score. Castelnuovo di Garfagnana is the main town of the valley, with rail links, shops and services, and Barga is nearby with a well-preserved historic centre; Barga is listed among I Borghi più belli d’Italia. The area is known for mountain valleys, chestnut country, hiking and the limestone landscapes of the Apuan Alps.