Casa indipendente in Frazione Campori, Castiglione di Garfagnana,
Casa singola con terreno nelle vicinanze situata nel centro storico del piccolo Borgo di Campori. Si disloca su due livelli e si compone di ingresso, soggiorno-sala pranzo con camino, angolo cottura e ripostiglio al piano terra; Al piano primo troviamo una camera matrimoniale, una camera singola un bagno e una…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €69,000 for 110 m² and an estimated €200/m² upgrade, effective price ≈ €91,000 (≈€827/m²) versus the regional median of €531/m² — about 56% above baseline. The house is habitable, in the historic borgo with 750 m² of land and 31 photos, but the high effective €/m² makes it overpriced for this market.
More on the house and the area
A solid, habitable village house with classic borgo charm, stone-paved square and a pleasant hillside view, plus a good-sized nearby plot of meadow/wood. Interiors are clean but dated (1970s) — ready to live in but best as a light-renovation project to modernize kitchen/bath and connect the garage for extra living 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€7,000 – €12,000
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.
- Dated 1970s finishes — needs cosmetic updating
- Only one bathroom and a small kitchen — layout is modest
- Garage/cantina is adjacent but currently separate and would need work to integrate
- Private terreno (750 m²) is about 30 m from the house, not immediately adjoining
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.