Casa indipendente in Via Provinciale s.n.c, Gallicano,
Casa Indipendente 80 mq + 35 mq cantina + 10 mq legnaia Sulla via provinciale proponiamo questa casa indipendente, a soli due minuti di auto da Gallicano. All' ingresso troviamo la cucina con un termocamino a legna che scalda tutta la casa. Proseguendo al piano troviamo un grande salotto, il bagno ed un'altra stanza…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Estimated renovation ~€16,000 (€200/m²), so effective price €76,000 → €950/m², well above the Toscana median of €531/m²; the house is habitable with a thermocamino and 15 photos, but the effective €/m² makes this offering overpriced.
More on the house and the area
A compact, habitable Tuscan house with real character — exposed beams, a wood-burning thermocamino, terracotta floors and a stone entrance make it charming and immediately livable. It needs mainly cosmetic updating and has only one bathroom and limited outdoor space, but at €60k close to Gallicano it’s a strong value for someone wanting a move-in country home.
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€5,000 – €9,000
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 for the whole house
- Dated finishes — cosmetic updating of kitchen/bathrooms likely
- No obvious private garden or large outdoor space shown
- Located on a provincial road — some traffic/noise possible
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 81/100The Apuan Alps are within this area, and the northern Tuscan-Emilian Apennines rise around the Garfagnana valley. The Serchio river runs through Castelnuovo di Garfagnana. Much of the surrounding mountain area falls within the Parco Regionale delle Alpi Apuane, and the Appennino Tosco-Emiliano National Park is close on the northern side of the valley. The nearest ski area is Careggine, with local lifts in the mountains above the valley, and larger Abetone is farther away and does not affect the score. Castelnuovo di Garfagnana is the main town of the valley, with rail links, shops and services, and Barga is nearby with a well-preserved historic centre; Barga is listed among I Borghi più belli d’Italia. The area is known for mountain valleys, chestnut country, hiking and the limestone landscapes of the Apuan Alps.