Casa indipendente in via Varano s.n.c., Licciana Nardi
In un piccolo paesino collinare con vista aperta a circa 20 minuti da Aulla, soleggiata e grande casa in pietra con corte e giardino. La casa è composta a piano terra da garage e due cantine; a piano primo cucina abitabile, soggiorno, sala pranzo, altra cucina rustica oltre a balcone e piccolo ripostiglio. A piano…
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
Estimated rehab €200/m² gives an effective price ≈€131,000 (≈€728/m²), about 37% above the regional baseline of €531/m²; the property has been listed 1,020 days. The listing omits building year and energy class, and with only one bathroom for a large house it looks overpriced for its condition.
More on the house and the area
A solid, characterful stone house in a hill village with terraces, a pergola-covered courtyard and pleasant open woodland views. The property is habitable today but visibly dated (old kitchen, single bathroom and worn finishes) — a great, realistic canvas for someone wanting an affordable Tuscan home.
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€12,000 – €20,000
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.
- Dated interiors and finishes — cosmetic renovation and updating expected
- Only one bathroom for a 180 m² house
- Outbuildings/ancient essiccatoio may need work to be habitable
- Likely limited parking/access in a small hill village
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.