La casa rustica
Antica casa semi-indipendente (libera su tre lati) con un bel giardino e una bellissima vista panoramica sulla vallata e le Alpi Apuane. La casa è in buone condizioni strutturali e di tetto, con gli interni da qualche anno in stato di abbandono. Ci sono lavori di ristrutturazione da fare, ma nulla di troppo impegnativo…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
- Bathroom
See what needs doing and what each job costs
Price €60,000 plus estimated €700/m² (€63,000) renovation yields an effective price of about €123,000 (~€1,367/m²), well above the regional median of €659/m²; structure and roof are said to be in good condition but the interiors have been abandoned and need work. The nearby lake and 32 photos are positives, but the high renovation burden makes this a weak value for the area.
More on the house and the area
Lovely stone farmhouse with a solid roof, original character (stone walls, balcony, large fireplace) and a private garden with mature trees and stunning Apuane mountain views. Structurally sound and immediately appealing from outside, the interior needs cosmetic renovation and systems updating but is clearly a realistic, affordable home project in a beautiful location.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€18,000 – €32,000
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.
- Interiors are dated/partly abandoned and will need renovation.
- Only one bathroom (small mezzanine bathroom) — limited for guests/family.
- Likely upgrades needed for heating/insulation/windows (energy class not provided).
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 rise directly around Minucciano, with limestone ridges and marble mountains in the local horizon. The area falls within the Parco regionale delle Alpi Apuane. Lake Gramolazzo is at the foot of the village area. The nearest ski lifts are the small winter facilities at Careggine, roughly a 30-minute drive depending on the hamlet. Castelnuovo di Garfagnana is the nearest town of size, with services, shops and rail connections down the Serchio valley. This part of northern Tuscany is known for marble landscapes, mountain villages and the Garfagnana-Apuane border country.