Terratetto plurifamiliare in Aulla
Appartamento in Lunigiana sulla via Francigena su due livelli con ingresso autonomo, con un camino antico in cucina e alcuni pavimenti originali. E’ parzialmente da ristrutturare (c’è da fare il bagno). tra appartamento e cantine sono 132 mq (dato superficie) di cui sopra (appartamento) 86 mq(dati superficie) composti…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- On the market for a long time
Must be done first
- Heating
- Bathroom
See what needs doing and what each job costs
€59,000 price plus estimated €26,400 renovation (200 €/m²) gives an effective €85,400 total ≈ €647/m², just under the local median €659/m²; habitable but the bathroom still needs finishing and the property includes 2 cellars and 20 photos in a historic Lunigiana village. The listing has been online 376 days, so it is flagged as stale.
More on the house and the area
Attractive, historically rich village house with original hex-tile floors, a large antique fireplace and a stone‑vaulted cellar with an ancient torchio — very photogenic and full of character. The apartment is essentially habitable but requires a bathroom and some modernization; excellent value for a usable, characterful home in Lunigiana.
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 – €15,000
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.
- Bathroom is missing and must be installed
- Cosmetic and systems work needed (electrics/finishes)
- Cellar/cantina shows dampness and will need repair/ventilation
- Located on a narrow village lane — limited parking and services
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 71/100The area sits in the lower Magra valley, between the Ligurian Apennine foothills and the Apuan Alps to the east. The Magra River and the plain around its mouth are part of daily landscape here. The Montemarcello-Magra-Vara Regional Park begins nearby and includes the Magra estuary and the promontory above the Gulf of La Spezia. The nearest beaches are around Marinella di Sarzana and the gulf side toward Lerici. The nearest town of size is La Spezia, with a railway hub, port and city services; Carrara and Massa are also close on the Tuscan side. Sarzana itself has a substantial historic centre and the town is known for its two fortresses, the Fortezza Firmafede and Fortezza di Sarzanello.