Casale/cascina in Località Casa dei Gallini, Castiglione di Garfagnana,
Nel suggestivo borgo di Chiozza, nel comune di Castiglione di Garfagnana, proponiamo in vendita un'affascinante antica casa in pietra, situata in posizione soleggiata e con vista panoramica. L'immobile, caratterizzato dal sapore autentico della tradizione toscana, si sviluppa su più livelli ed è così composto: �…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableMust be done first
- Damp
- Heating
See what needs doing and what each job costs
€50,000 price plus estimated renovation €200/m² (170 m² → €34,000) gives an effective ~€494/m², essentially in line with the regional median ~€500/m²; solid stone farmhouse with panoramic position, garden and annex, but lacks heating and needs interior modernisation (one roof beam to be replaced).
More on the house and the area
Lovely, characterful stone farmhouse with exposed chestnut beams, terracotta mezzane and a genuinely panoramic mountain/valley view. The house is habitable now but needs heating, cosmetic updating and a small structural roof repair — plus a useful garden and an outbuilding with extra land across the road. Strong value for Tuscany lovers who want an authentic, liveable home they can personalize.
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 – €19,000
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.
- Requires replacement of at least one roof beam and a general roof inspection/repairs.
- No heating system installed — you'll need to add heating and likely upgrade services.
- Interior needs modernization and some damp/patch repairs; not turnkey.
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 are within this area, and the northern Tuscan-Emilian Apennines frame the Garfagnana valley. The Serchio river runs through Garfagnana. The Parco Nazionale dell’Appennino Tosco-Emiliano lies nearby to the north, and the Parco Regionale delle Alpi Apuane is nearby to the southwest. The nearest ski area is at Careggine in the Garfagnana/Apuan side, with larger Abetone lifts farther away and not part of the immediate landscape. Castelnuovo di Garfagnana is the nearest town of size, with rail access, shops and services. Barga is nearby and is listed among I Borghi più belli d’Italia. This area is known for the Garfagnana mountain valley landscape, chestnut country, and fortified hill villages.