Villetta a schiera in via Tavernelle, Licciana Nardi C164
Tavernelle- In un caratteristico paesino, in posizione soleggiata a soli 5 minuti d'auto dal centro di Licciana Nardi, grande casa semindipendente libera su tre lati con corte e giardino. La casa è composta a piano terra da grande garage e fondo utili per eventuale taverna rustica o altro appartamento con corte…
What it really costs
Can you move in?
Move in as it is
In the listingHabitable- On the market for a long time
Must be done first
- Damp
See what needs doing and what each job costs
Price €75,000 for 160 m2 (€469/m2); I estimate €200/m2 renovation (~€32k) so effective price ≈€107k → ≈€669/m2, ~26% above the regional baseline of €531/m2. The house is described as in good condition with garage, garden and potential bifamiliare, but APE G and 495 days on market (stale listing) reduce appeal.
More on the house and the area
Solid semi‑detached house with garage, private garden and clear mountain views — a rare usable Tuscan bargain. The apartment is habitable but very dated (70s finishes) with some damp and needs modernization to be a comfortable long‑term home.
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€11,000 – €18,000
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.
- Dated interiors need cosmetic renovation and updating
- Visible damp/staining and some cracks in walls
- Access to main living area via external stairs; house faces the road
- Energy class G (inefficient)
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 cluster is in Lunigiana, between the northern Tuscan Apennines and the Apuan Alps. The Taverone and Magra valley system shapes the immediate landscape, with wooded slopes, small fields and ridge villages. The Parco Nazionale dell’Appennino Tosco-Emiliano lies nearby to the east, and the Apuan Alps Regional Park is nearby to the south-west. The nearest larger town is Aulla, which has rail access and the main services for this part of the valley; Pontremoli is the other main historic centre in the area. The area is known for Lunigiana stone villages and castles, and for routes linked to the Via Francigena.