Casa di montagna a Fabbriche di Vergemoli
UM261CV- Casa di montagna a Fabbriche di Vergemoli Questa affascinante casa di montagna si trova nel pittoresco comune di Fabbriche di Vergemoli (precisamente a Vallico Sopra) in provincia di Lucca. Con una superficie di 150 mq, questa casa indipendente/terratetto unifamiliare offre un'atmosfera accogliente e…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €633/m², the asking price is slightly below the €650/m² baseline, but adding approximately €30,000 for habitable-property upgrades gives an effective €833/m², about 28% above baseline. The remote mountain setting and lack of vehicle access materially reduce convenience and resale appeal.
More on the house and the area
A genuinely atmospheric Tuscan mountain house with aged stonework, a leafy private garden, and a large covered terrace looking into wooded hills. It is a real, furnished and habitable home with a working kitchen rather than an empty shell, though the rustic exterior, access and secondary structures make it better suited to someone comfortable with rural upkeep.
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€10,000 – €17,000
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 house is not reachable by car; access is via steep pedestrian paths and stairs.
- The exterior, terrace canopy, outbuildings and some masonry show age and will need ongoing maintenance.
- Only one bathroom is listed for a 150 sqm, three-bedroom house; heating and utilities should be checked.
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.