Villetta bifamiliare in Via Giovanni Marconi s.n.c, Vagli Sotto,
Terra-tetto in pietra situato nel medioevale centro storico del Paese di vagli sotto a due passi dal rinomato omonimo Lago. L'immobile è composto da cucina-sala pranzo con grande camino al piano terra, una camera matrimoniale con bagno al piano primo ed una seconda camera al sottotetto. Inoltre è dorato di una spaziosa…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
€27,000 price + estimated €14,000 renovation (≈€200/m²) gives an effective cost of ~€41,000 or ~€586/m², which is about 10% above the regional median of €531/m²; the house is habitable and close to Lake Vagli but lacks heating and outdoor space, which keeps this a fair, not bargain, opportunity.
More on the house and the area
A compact, stone terra-tetto in the medieval centre of Vagli Sotto a short walk from the picturesque Lago di Vagli — real historic character and a large traditional fireplace make it charming and photogenic. The house is essentially habitable and would be a lovely, affordable village home once you add heating and do light updating; expect small rooms, a low attic, and a cellar that needs work.
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 – €8,000
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.
- No heating system installed
- No private outdoor space or garden
- Small rooms and low headroom in the attic; dated finishes
- Basement/cellar is cluttered and needs clearing/repairs
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 82/100The Apuan Alps are the immediate landscape here. Lake Vagli sits by the village, and the area is tied to the marble mountains and reservoir valleys of the upper Garfagnana. The Apuan Alps Regional Park covers this area. The nearest ski lifts are the small local slopes at Careggine, roughly 20 minutes by road, with larger Abetone-area lifts much farther and not part of the immediate landscape. Castelnuovo di Garfagnana is the nearest town of size, with rail access, shops and services. Within this part of the Apuan area, the setting is known for steep limestone relief, marble quarry country and the drowned village of Fabbriche di Careggine when the reservoir is emptied.