Casa indipendente in via Tavernelle s.n.c., Licciana Nardi
**Casa Indipendente in Vendita nel Cuore di un Paesino Caratteristico** Scopri questa affascinante casa indipendente situata in un piccolo e pittoresco paesino, perfetta per chi cerca tranquillità e comfort. La proprietà si estende su 70 m² commerciali e 65 m² calpestabili, offrendo spazi ben distribuiti e…
What it really costs
Can you move in?
Move in as it is
In the listingHabitable- On the market for a long time
See what needs doing and what each job costs
Habitable 70 m² house offered at €58,000; I used €200/m² for minor works (effective price ≈€72,000 or €1,029/m²). Local median is €531/m² so this is well above market, and at 495 days on market the listing is stale.
More on the house and the area
Charming stone house with authentic Tuscan character, a sunny terrace and usable paved courtyard — the exterior and fireplace-filled living room sell the dream. The property is habitable and ready to live in but modest in size and shows dated finishes and only one bath, so expect light updating rather than a full renovation.
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 – €8,000
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.
- Only one bathroom
- Interiors are dated and would benefit from cosmetic updating
- Small size (≈65 m² net) and village location may mean limited parking/access
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.