Villa in Via Santa Maria, 15, Piazza al Serchio,
Villetta indipendente con giardino e ampio piazzale a Borsigliana In posizione tranquilla e riservata, a circa 800 metri di altitudine nel suggestivo borgo di Borsigliana, proponiamo in vendita una villetta singola con giardino privato e ampia aia esterna. L'immobile, di circa 90 mq, si sviluppa interamente su un unico…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Effective price ≈ €75k (adding an estimated €5k repainting = €50/m²) = €750/m², about 41% above the local median of €531/m², so it is pricier than typical Toscana offers. The villa is immediately habitable, sold furnished with 26 photos and a private garden, but the high €/m² keeps it in the overpriced category.
More on the house and the area
Charming single‑level stone villa with brick arches, wood details and a working fireplace/thermo‑stove — clearly lived‑in and immediately habitable. Lovely mountain views, a large gated piazzale for parking/alfresco living and a small private garden make it a very attractive, affordable Tuscan mountain home.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €50/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€2,000 – €3,000
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
- Small private garden (~50 m²) while most outdoor space is paved courtyard
- Rural location — basic services in nearby Sillano (~3 km); interior needs only cosmetic repainting
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 surround it. The Serchio basin begins here, with mountain valleys, forest and high passes. Much of the area falls inside the Parco Nazionale dell'Appennino Tosco-Emiliano, and the Apuan Alps Regional Park is close by. The nearest ski area is Cerreto Laghi, about a 30-minute drive. Castelnuovo di Garfagnana is the nearest town of size, with rail links, shops and services. This part of Garfagnana is known for chestnut woods, mountain villages and access to the Orecchiella area.