Casa indipendente in Via Comano
Grande casa indipendente immersa nel verde di Comano, sviluppata su piu livelli composta da appartamento al piano terra con ingresso in disimpegno, tinello con cucina, due camerette e bagno finestrato; appartamento al piano primo composto da entrata in disimpegno aperto su ampio soggiorno con accesso a terrazza…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Roof
- Damp
See what needs doing and what each job costs
At €556/m², the asking price is attractive, but after allowing roughly €32,000 for likely updating, the effective cost is about €756/m² versus a €700/m² local benchmark. The listing describes a spacious two-level home with terraces, parking and 22 photos, but does not state its condition; Comano is also 29 km from the sea.
More on the house and the area
A large, distinctive mountain country house with attractive stonework, arches, balconies, mature trees, and a green wooded setting. It is a real furnished home rather than a shell, with two apparent living units, kitchens, bathrooms, and multiple bedrooms, but the interiors are heavily dated and show extensive damp, peeling finishes, and maintenance issues.
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€11,000 – €18,000
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.
- Significant peeling paint, damp/mold staining, and apparent water damage throughout the interiors.
- Roof soffits, terraces, and exterior finishes look aged and may require technical inspection and repairs.
- The house is usable in layout, with kitchens and bathrooms, but it needs substantial refurbishment before feeling comfortable as a full-time home.
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 68/100The cluster is in the northern Tuscan Apennines, with wooded ridges and valley slopes around Comano and the upper Lunigiana. The Taverone valley is the local landscape, and the Magra basin is close by. The area is associated with the Parco Nazionale dell'Appennino Tosco-Emiliano on the Apennine crest to the east. Cerreto Laghi, the nearest established ski area on the Apennine pass, is roughly an hour's drive. Aulla is the nearest larger service town, with rail links and the main shops and services of the Lunigiana. Lunigiana is known for stone villages, chestnut country and a dense spread of medieval castles across its valleys.