Casale/cascina in Strada Comunale di Soraggio, Sillano Giuncugnano,
Nella freschezza della montagna della Garfagnana, ad un'altitudine di 1.000 metri s. l. m. , proponiamo in vendita una spaziosa abitazione indipendente. L'immobile si sviluppa su due livelli ed è così composto: •Piano Terra: Cucina abitabile, 2 ampie cantine e 2 garage. •Piano Primo: Zona notte formata da 2 camere…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Asking €49,000 plus estimated renovation €200/m² (~€28,000) yields an effective price of ~€77,000 or ~€550/m², slightly above the regional baseline of €500/m². The house is reported as immediately habitable with 29 photos, a large terrace and two garages, but the listing shows contradictory area figures (description sums ~180 m² vs facts 140 m²) and it currently lacks a heating system, so the score is conservative.
More on the house and the area
A solid stone farmhouse high in the Garfagnana with genuine valley views and a generous 40 m² terrace — clearly characterful and photogenic outside. The interior is habitable with a straightforward layout but dated (no heating, one bathroom), making this a very attractive move-in-plus-refresh mountain home at a low price.
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€9,000 – €16,000
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 central heating (property currently lacks a heating system).
- Interior is dated and needs modernization — single bathroom only.
- Large terrace is currently only accessible from outside and would need a connection to the interior.
- House sits directly on the roadside with limited private parking space.
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.