Casa semindipendente con giardino e vista panoramica
AULLA - loc. Quercia Immersa nel cuore della Lunigiana, all'interno di un piccolo e caratteristico borgo, a pochi minuti da Aulla, proponiamo in vendita una casa semindipendente di circa 70 mq netti disposta su due livelli, con un'ampia corte esterna privata e un posto auto. Questa proprietà offre una rara opportunità…
What it really costs
Can you move in?
Not before the basics are done
In the listingRenovatedThe photographs say otherwise, and we go by the photographs.
- On the market for a long time
Must be done first
- Wiring
- Bathroom
- Kitchen
See what needs doing and what each job costs
Estimated finishing cost €300/m² gives an effective price of ≈€1,290/m² (≈€116k total) versus the local median of €659/m², so it’s priced about double typical stock. The ad has been online 558 days (stale) and the text says renovation was started but left 'al grezzo' despite the 'Renovated' label, so proceed with caution.
More on the house and the area
Beautifully sited house with new windows and a wooden-beamed roof and a large private terrace overlooking the Alpi Apuane — very photogenic exterior and view. The shell is structurally finished and plastered but left at a rough stage, so floors, kitchen, bathrooms and final fittings must be completed before moving in.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €300/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€9,000 – €15,000
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.
- Interior left 'al grezzo' — floors, final finishes and kitchen not installed
- Bathrooms and fixtures are incomplete; electrical/plumbing outlets exposed
- Terrace/yard show construction debris and temporary railing; some exterior finishing 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 70/100The cluster sits in the Magra valley between the Ligurian Apennines and the Apuan Alps, with the lower Lunigiana hills around it. The river Magra runs through Aulla. The Parco nazionale dell'Appennino Tosco-Emiliano lies to the east within the wider mountain backdrop, and the Alpi Apuane Regional Park is nearby to the south-west around the marble mountains above Carrara. The nearest coast for daily life is the Gulf of La Spezia and the Versilia-Ligurian shore. Aulla is a small service town with rail connections and road access at the junction of routes through Lunigiana toward La Spezia, Parma and the Garfagnana. Within the surrounding area, Pontremoli and other Lunigiana centres are known for stone villages, castles and the historic route of the Via Francigena.