Terratetto unifamiliare in Fivizzano
In posizione soleggiata, a soli 10 km dalle montagne del Cerreto ed a soli 40 minuti dal mare ligure, si propone deliziosa casetta singola, da ristrutturare, composta come segue: ingresso a piano terra con cucina dotata di camino funzionante, soggiorno, bagno e piccolo ripostiglio. Al primo piano, tre camere da letto…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovation- On the market for a long time
See what needs doing and what each job costs
Asking €50,000 plus estimated €70,000 of works (€700/m2) gives an effective price of €120,000 (≈€1,200/m2), well above the regional median of €659/m2, so this looks overpriced. The property has also been on the market 405 days (stale listing).
More on the house and the area
Charming stone cottage with original beamed ceilings, a working fireplace and an intact roof — clearly a liveable, characterful home that would benefit from cosmetic and some repair work. Set in a private wooded plot for great privacy, but expect upgrades and limited facilities due to the remote setting.
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€20,000 – €35,000
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.
- Needs renovation and plaster/ceiling repairs (visible cracks).
- Remote/woodland location with steps/access — limited immediate services.
- Only one small bathroom; heating likely basic/older.
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 74/100The area lies in the northern Tuscan Apennines, with the Apuan Alps close to the west and the Apennine ridges around the Lunigiana valleys. The Rosaro valley and the upper course of the Aulella river are part of the local landscape, and the Magra basin is the wider valley system of the area. The Parco Nazionale dell'Appennino Tosco-Emiliano is nearby on the eastern side of the Fivizzano territory, and the Parco Regionale delle Alpi Apuane is nearby to the west. The nearest ski area is Cerreto Laghi, reached by mountain road in about an hour. Fivizzano itself is the main local centre, while Aulla is the nearest larger service town in the Lunigiana with rail links and wider everyday services. The area is known for the stone villages and hill settlements of Lunigiana and for the route corridors between Tuscany, Liguria and Emilia.