Casa bifamiliare in Località al Crociale
Graziosa ed antica casa di corte con ampio giardino situata nel piccolo villaggio di Gromignana nel comune di Coreglia Antelminelli. Si compone di ingresso con piccolo soggiorno, sala pranzo con camino e angolo cottura al piano terra; due locali ad uso taverna (cucina e sala pranzo), al piano seminterrato; una camera matrimoniale, una camera singola ed uno spazioso bagno, al...
What it really costs
See what needs doing and what each job costs
At €682/m², the €75,000 asking price is near the Toscana townhouse baseline of €650/m² before renovation. The ancient property has 110 m² and attractive garden, parking and terrace, but its unspecified condition warrants an estimated €700/m² renovation cost, producing an effective cost around €1,382/m².
More on the house and the area
This is a genuinely livable Tuscan village house with excellent historic character: exposed beams, terracotta floors, stonework, traditional fireplaces, and a functioning kitchen. The large garden, grape pergola, and sweeping mountain-valley views create a particularly strong dream-home setting, while the interiors appear furnished and usable rather than an empty renovation shell.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€22,000 – €39,000
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.
- Only one bathroom is shown for a five-bedroom home.
- The rural hillside setting may mean limited services and car-dependent access.
- The exterior masonry and roof appear traditional but should be checked for damp, insulation, and structural maintenance.
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.