Comano villa indipendente da ristrutturare con giardino
Grande casa indipendente immersa nel verde di Comano, sviluppata su piu livelli composta da appartamento al piano terra con ingresso in disimpegno, tinello con cucina, due camerette e bagno finestrato; appartamento al piano primo composto da entrata in disimpegno aperto su ampio soggiorno con accesso a terrazza…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Structure
- Roof
- Damp
- Windows
See what needs doing and what each job costs
At €89k plus estimated renovation (~€112k = €700/m²) the effective price is about €201k (~€1,256/m²), well above the local baseline of €531/m²; heavy works make this an overpriced renovation project. The listing does not give building year or energy certification.
More on the house and the area
Spacious, pine‑fringed villa with strong 1970s character, large terraces and a private garden — the exterior and setting are appealing. The building is roofed and clearly habitable but interiors show water damage, peeling ceilings and cracked plaster, so expect a significant renovation to make it a comfortable long‑term home.
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€32,000 – €56,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- visible water damage and peeling plaster inside
- cracks in external plaster and balcony/woodwork need repair
- moss/ceiling damage in the attic — full interior refresh and systems check required
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 68/100The cluster is in the northern Tuscan Apennines, with wooded ridges and valley slopes around Comano and the upper Lunigiana. The Taverone valley is the local landscape, and the Magra basin is close by. The area is associated with the Parco Nazionale dell'Appennino Tosco-Emiliano on the Apennine crest to the east. Cerreto Laghi, the nearest established ski area on the Apennine pass, is roughly an hour's drive. Aulla is the nearest larger service town, with rail links and the main shops and services of the Lunigiana. Lunigiana is known for stone villages, chestnut country and a dense spread of medieval castles across its valleys.