Villetta bifamiliare in Via Piana, 6, Camporgiano,
Casa da terra a tetto situata nel centro storico del piccolo borgo di Puglianella in Garfagnana a 2 km dal rinomato lago di Vagli Sotto. L'immobile si compone di cucina e soggiorno con camino (open space) al piano terra; due camere al piano primo e cantine e bagno al piano seminterrato. Subito abitabile e non necessita…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Listed at €35,000 with an estimated €14,000 in minor works (≈€200/m²) gives an effective €49,000 total or ~€700/m², which is above the regional median of €531/m²; the house is described as immediately habitable, sold furnished, in the historic centre 2 km from Lago di Vagli (positive for location). The price is low in absolute terms but the effective €/m² makes it a fair (not bargain) deal.
More on the house and the area
Classic stone village house in Garfagnana with real historic charm, a working fireplace and a usable open-plan living floor — immediately habitable and sold furnished. Lovely hillside/valley views and a small paved aia make it a genuine move-in cottage in Tuscany, though modest in size and with limited private outdoor space.
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.
- Small (≈65–70 m²) with a single bathroom
- Courtyard (~25 m²) is not fully private — shared right of way
- Heating is primarily from the fireplace; check insulation/modern heating needs
- Public parking ~20 m from the house
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 cluster sits in the Garfagnana, between the Apuan Alps and the Tuscan-Emilian Apennines. The Serchio valley runs through this area. Much of the surrounding mountain landscape falls within the Parco Nazionale dell’Appennino Tosco-Emiliano and the Parco Regionale delle Alpi Apuane within short range of the town. The nearest ski area is Casone di Profecchia on the Apennine side, roughly an hour by road, with the larger Abetone area farther away and not part of the immediate landscape. Castelnuovo di Garfagnana is the nearest main town in the valley and has everyday services, a railway station and a working historic centre. The wider area is known for forested mountain valleys, stone villages, chestnut country and hiking between the Apuan and Apennine ridges.