Casale/cascina in Via San Nicolao, 15, Camporgiano,
Questa proprietà situata sulla cima del borgo di Sillicano, nel comune di Camporgiano, Da qui, lo sguardo spazia su un panorama mozzafiato che abbraccia l'intera vallata e le vette della Garfagnana. Gli Spazi dell'Abitazione La casa, solida e ricca di carattere, è disposta su due livelli ed è pronta per essere vissuta:…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Price €70k for 220 m² plus a modest €150/m² refresh (~€33k) gives an effective cost ≈ €103k or ≈ €468/m², about 6% below the regional median of €500/m². Large usable volumes (three annexes 70/40/36 m²), immediate habitability and 46 photos in a scenic Garfagnana borgo make this a strong buy.
More on the house and the area
A handsome stone farmhouse perched on the hilltop of Sillicano with panoramic Garfagnana mountain-and-valley views, private garden and three useful outbuildings. Interiors are characterful and immediately habitable (wood floors, beams, large fireplace), so this is a real move-in country home that rewards gentle updating. Practical downsides: tight village access and simple heating, and the annexes need work to use as extra living space.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €150/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 – €18,000
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.
- Access: 200 m of narrow village lane reachable only by small car.
- Heating: primary heat is a wood stove with electric boiler for hot water — no mains gas shown.
- Outbuildings will require renovation/permissions to convert into dependences.
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 area lies in the Garfagnana, between the Apuan Alps and the Tuscan-Emilian Apennines. The Serchio river runs through the valley. The Parco Regionale delle Alpi Apuane is nearby. The nearest ski area is Careggine in the Garfagnana, roughly a 30-minute drive depending on the exact hamlet. Castelnuovo di Garfagnana is the main town of the valley and has schools, shops, a hospital, rail service and the Rocca Ariostesca in its historic centre. The wider area is known for mountain valleys, chestnut country and access toward the Apuan ridges.