Casa indipendente in Via delle Piane 7
RIF. UG215FO- San Romano in Garfagnana- Nella splendida e soleggiata frazione della Villetta proponiamo in vendita questo delizioso terratetto con entrata indipendente e libero su tre lati. L'immobile si sviluppa su due livelli, al piano terra troviamo un ampio e luminoso soggiorno, una piccola cantina e un bagno con doccia. Salendo, al primo piano troviamo un altro...
What it really costs
See what needs doing and what each job costs
At €90,000 (€692/m²), the asking price matches the Toscana country-house baseline of €692/m² before renovation. Assuming a habitable but undocumented condition (€200/m²), the effective cost is about €116,000, or €892/m², making this an ordinary-to-weak deal; condition and key property details are missing.
More on the house and the area
A genuine, well-kept Tuscan village home with a large panoramic terrace, mountain-valley views, traditional shutters, a fireplace and a small garden. The interiors are fully furnished and clearly usable, with a functioning kitchen, two bathrooms, solid floors and abundant living space rather than a renovation shell. Its main limitation is dated decor and the lack of verified technical details, but this is a real move-in home with strong lifestyle appeal.
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€9,000 – €14,000
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 are highly livable but dated in style and may need cosmetic updating.
- Roof, systems, insulation and energy performance are not documented.
- Terrace and garden are attractive, but the home appears closely connected to the village road and neighboring buildings.
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 is in the upper Serchio valley with the Apuan Alps to the west and the Tuscan-Emilian Apennines close by. The Serchio river system and the valley around Castelnuovo di Garfagnana shape the area. The Parco Nazionale dell’Appennino Tosco-Emiliano lies nearby on the Apennine side, and the Parco Regionale delle Alpi Apuane is within the wider 15 km radius on the western side of this part of Garfagnana. The nearest ski area is Casone di Profecchia on the Apennine side, roughly a 40-minute drive depending on the exact hamlet. Castelnuovo di Garfagnana is the nearest main town, with shops, services and a rail connection down the Serchio valley. Barga, within the wider local area, is one of I Borghi più belli d’Italia. Garfagnana is known for wooded mountain valleys, fortified hill villages, chestnuts and porcini.