CASA SEMINDIPENDENTE Mulazzo (MS) - Zona Groppoli
Nel paese di CASTAGNETOLI, nel Comune di Mulazzo in Lunigiana, abbiamo in vendita una bella casa di borgo in pietra molto accogliente e funzionale, soprattutto per chi ama una casa fresca nei mesi estivi, vista la struttura massiccia con muri molto spessi. Da questo luogo si possono raggiungere facilmente in circa…
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 €80,000 for 68 m² (≈€1,176/m²) this habitable stone townhouse is about 78% above the Toscana baseline of €659/m², so the price looks high; the house is liveable, well-photographed and ~30 minutes from nearby beaches, but the asking price drives the low score.
More on the house and the area
Beautifully preserved stone-borgo home with dramatic vaulted stone ceilings and a scenographic arch — photos show a fully finished, furnished and habitable interior. Compact but practical (kitchen, bathroom, heating) with a small private courtyard; excellent value for Tuscany at this 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€5,000 – €7,000
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.
- Compact one-bedroom layout — small footprint.
- Only a small private courtyard, no garden or large outdoor space.
- Typical borgo access: likely narrow streets/stairs and limited parking.
- Check heating/insulation, energy certificate and utilities before purchase.
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 72/100The area is in the Lunigiana, between the northern Tuscan Apennines and the Apuan Alps. The Magra valley runs through this part of the province. The Appennino Tosco-Emiliano National Park lies to the east, with the nearest access around the Pontremoli and Zeri side rather than directly in the village. Pontremoli is the nearest town of size, with a substantial historic centre, services and rail connections on the Parma–La Spezia line. This part of Lunigiana is known for stone villages, chestnut country and the network of medieval settlements and castles spread across the Magra valley and its side valleys.