Casa indipendente da ristrutturare-giardino-terrazzo-cantine
A pochissimi km dal centro di Fivizzano lungo la strada statale, VENDIAMO CASA INDIPENDENTE di circa 160 mq disposta su tre livelli completamente da ristrutturare con PICCOLO GIARDINO intorno alla casa, così composto : al PIAN TERRA , locale di ingresso, cucina, salotto, bagno , camera , bagno, locale scala, cantina ;…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- On the market for a long time
Must be done first
- Roof
- Damp
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Listing needs complete renovation — I estimate about €700/m², so total cost ≈ €152,000 (≈€950/m²) versus a regional typical ~€500/m². The property has been on market 552 days, which supports the stale_listing flag and weak demand at this effective price.
More on the house and the area
Very photogenic stone farmhouse with original beams, fireplace, arched openings and a small garden — lots of character. It’s a genuine renovation project (moss, vegetation, damaged finishes and services missing) so not move-in ready, but with a sensible budget it would become a beautiful Tuscan home near Fivizzano.
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€32,000 – €56,000
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.
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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.
- Full renovation required — roof, windows, bathrooms, heating and utilities need work.
- Clear signs of damp, moss and vegetation inside; expect cleaning, damp-proofing and possible structural/roof repairs.
- House sits very close to the state road — check noise/privacy and exact plot 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 74/100The north Apuan Alps rise immediately around Fivizzano, with the Tuscan-Emilian Apennines close to the east. The area is cut by the Rosaro and Aulella valleys, tributaries of the Magra basin. Part of the territory falls within the Parco Nazionale dell’Appennino Tosco-Emiliano, and the Apuan Alps Regional Park is also nearby on this side of Lunigiana. Cerreto Laghi and the Cerreto Pass ski area are the nearest established lifts, roughly an hour to an hour and a quarter away by road depending on the hamlet. Fivizzano itself is a small service centre with a historic core, and Aulla is the nearest larger town in the valley with rail connections and supermarkets. The wider Lunigiana area is known for stone villages, chestnut country, and a dense scatter of castles, with Pontremoli and other centres of the Magra valley not far away.