Casa bifamiliare
Antica casa semi-indipendente (libera su tre lati) con un bel giardino e una bellissima vista panoramica sulla vallata e le Alpi Apuane. La casa è in buone condizioni strutturali e di tetto, con gli interni da qualche anno in stato di abbandono. Ci sono lavori di ristrutturazione da fare, ma nulla di troppo impegnativo e costoso. La casa si sviluppa...
What it really costs
See what needs doing and what each job costs
At €667/m², the €60,000 asking price is near the Toscana townhouse baseline of €650/m², but abandoned interiors likely add about €54,000 in renovation, bringing the effective cost to roughly €1,267/m². Good roof and structure, garden, and panoramic views help, but the renovation burden and inland location limit the upside.
More on the house and the area
This is a highly characterful Tuscan stone townhouse with an attractive traditional facade, shutters, wrought-iron balcony, and a broad paved forecourt. The roof and structure are reportedly in good condition, but the abandoned interiors mean it is a renovation project rather than a move-in-ready home. Its claimed garden and mountain views could significantly improve the appeal if confirmed.
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, €600/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€18,000 – €32,000
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 have reportedly been abandoned for several years and require renovation.
- Only one bathroom is listed for five bedrooms.
- The advertised garden and panoramic valley/Alpi Apuane views are not visible in the supplied photo.
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 rise directly around Minucciano, with limestone ridges and marble mountains in the local horizon. The area falls within the Parco regionale delle Alpi Apuane. Lake Gramolazzo is at the foot of the village area. The nearest ski lifts are the small winter facilities at Careggine, roughly a 30-minute drive depending on the hamlet. Castelnuovo di Garfagnana is the nearest town of size, with services, shops and rail connections down the Serchio valley. This part of northern Tuscany is known for marble landscapes, mountain villages and the Garfagnana-Apuane border country.