Villetta a schiera in via Caprigliola, Aulla
In posizione collinare e con vista panoramica a soli 5 minuti d'auto da Santo Stefano di Magra, soleggiata casa semindipendente con struttura in pietra composta da cucina abitabile, salotto con camino, due camere, bagno e bella terrazza panoramica. Completano la proprietà tre cantine oltre a circa 3000 mq. di terreno…
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
€70,000 plus an estimated €15,000 of work (~€1,133/m²) is more than double the regional median of €531/m². The property has been listed 495 days (stale_listing) and the description claims a recent renovation while the condition is recorded as 'Habitable', a contradiction.
More on the house and the area
Sunny, recently refurbished hill house with a large panoramic terrace, original stone arch and exposed-beam bedrooms — very Tuscan and very liveable. Comes with ~3,000 m² including olive trees and usable cellars, making it a genuine buy-to-live bargain near Aulla. Interior is modest in size and will need small updates but the structure, roof and windows are in good condition.
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.
- Compact 75 m² with only one bathroom — limited space for a family.
- Hilltop village access may include narrow/steep lanes and parking constraints.
- Cosmetic updating and cleaning of terrace/exterior areas likely needed.
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.