Casa indipendente in Via del Forte 38
UM262MG- Casa di paese, terratetto su tre livelli con giardino privato a Coreglia Antelminelli, borgo medievale i, affacciato sulla Valle del Serchio con vista sulle Alpi Apuane, a circa 40 minuti da Lucca. L'immobile di circa 190 mq catastali su tre piani e nasce come corpo unico, storicamente suddiviso in tre unità abitative oggi collegate da una scala interna....
What it really costs
See what needs doing and what each job costs
At €526/m², the asking price is 24% below the €695/m² baseline, supported by 49 photos, a garden and terrace. However, condition is unspecified and the property consists of three historically separate units; allowing about €400/m² renovation gives an effective cost near €926/m², making it fair rather than exceptional.
More on the house and the area
A substantial, genuinely livable Tuscan village house in a beautiful medieval setting, with stone walls, colorful façades, cobbled lanes, and glimpses toward the Apuan Alps. The interiors are old-fashioned rather than stylish, but they are furnished, heated, equipped with kitchens and bathrooms, and require updating rather than a major rebuild.
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.
Our read of the photos, €400/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€22,000 – €37,000
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.
- Access is via a steep, narrow cobbled pedestrian lane, with no obvious car access.
- Interiors appear fully usable but distinctly dated, especially the kitchens, carpets, furnishings, and finishes.
- The property is unusually large and divided across three levels/linked units; layout and independent utilities should be verified.
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 74/100The cluster lies in the Serchio valley with the Apuan Alps 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 or against the Parco Regionale delle Alpi Apuane. The nearest ski area is Abetone, roughly 1 hour to 1 hour 20 minutes by road depending on the starting point in the comune. Barga and Castelnuovo di Garfagnana are the nearest small centres with a full everyday service base, and Lucca is the nearest larger city with a substantial historic centre, rail links and hospitals. Barga is listed among I Borghi più belli d'Italia. This area is known for the Garfagnana and Media Valle del Serchio landscape of wooded slopes, stone villages, chestnut country and mountain views.