Casa indipendente a Gragnana-Sorgnano-Torano, Carrara,
Gragnana: vendesi in esclusiva terratetto di circa 160 mq divisibile in due unità immobiliari, disposto su tre livelli composto al piano primo cucina, soggiorno, 1 camera, 1 bagno; al piano secondo camera, studio, bagno, al piano terzo cucina, sala, bagno, camera; al piano terra troviamo una taverna, lavanderia, un ripostiglio e piccola corte esterna piastrellata. ape g.
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listing- On the market for a long time
See what needs doing and what each job costs
I estimate renovation ~€700/m² → renovation ≈ €112,000 and an effective price ≈ €197,000 (≈€1,231/m²) versus the local median €531/m², so it is overpriced; the property has been listed 656 days (stale listing) and the ad omits condition/year.
More on the house and the area
A roomy, solid terratetto with traditional terrazzo/patterned floors, carved wood fittings and a wrought-iron balcony that give genuine Tuscan character. The layout and existing kitchens/bathrooms mean it’s a real home now but it’s dated (APE G) and will benefit from modernisation; price is attractive for the size and location.
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.
- Clearly liveable but dated interiors and bathrooms — cosmetic to medium renovation likely needed.
- Energy label APE G listed in description → poor efficiency; heating/insulation upgrades probable.
- Small balcony and narrow-street setting — no wide sea/view despite being 8 km from the coast.
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 55/100The Apuan Alps rise immediately inland, with the marble basins above Carrara among the most distinctive mountain landscapes in Italy. The Carrione runs through the town to the Ligurian Sea, and the coast is a few kilometres west. The Parco naturale regionale delle Alpi Apuane begins nearby and covers much of the mountain area behind the town. The nearest ski area is Careggine in Garfagnana, roughly 1 hour 15 minutes away, which is too far to count as a local landscape feature. Massa is the nearest town of size, and the wider Carrara-Massa strip has the services of a small urban area. Carrara is known nationally for its marble quarries and sculpture tradition.