La casa di clara
Casa semi-indipendente con giardino antistante, ubicata in un villaggio soleggiato e panoramico, a metà strada tra il mare e i campi da sci (circa 35 minuti). La casa è in buone condizioni, necessita solo di lavori di maquillage interno. Disposta su tre livelli, con piano centrale abitativo composto da: Cucina…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listing- On the market for a long time
See what needs doing and what each job costs
With a modest renovation estimate of €200/m² (€22k total) the effective price is €122,000 — about €1,109/m², well above the regional median of €659/m²; the listing has been online 277 days (stale_listing). The description says the house is in good condition (cosmetic work only) and there are 28 photos and a garden, but at this effective price it looks overpriced for Aulla/Toscana.
More on the house and the area
Sunny, semi‑detached Tuscan house with a long balcony and genuine panoramic valley/mountain views, attractive terracotta floors, brick archway and a working fireplace — a very liveable, characterful home. Mostly move‑in ready with cosmetic refreshes; attic offers real scope to add space but the exterior and garden need minor repairs.
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.
- Exterior shows some plaster damage and staining — minor maintenance needed
- Attic is 'al grezzo' (unfinished) so expansion will require work
- Small front garden/terrace needs restoration; only one bathroom on main floor
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 70/100The cluster sits in the Magra valley between the Ligurian Apennines and the Apuan Alps, with the lower Lunigiana hills around it. The river Magra runs through Aulla. The Parco nazionale dell'Appennino Tosco-Emiliano lies to the east within the wider mountain backdrop, and the Alpi Apuane Regional Park is nearby to the south-west around the marble mountains above Carrara. The nearest coast for daily life is the Gulf of La Spezia and the Versilia-Ligurian shore. Aulla is a small service town with rail connections and road access at the junction of routes through Lunigiana toward La Spezia, Parma and the Garfagnana. Within the surrounding area, Pontremoli and other Lunigiana centres are known for stone villages, castles and the historic route of the Via Francigena.