Casa indipendente in via Fienile s.n.c., Licciana Nardi
**Casa Indipendente con Giardino e Terreno in Vendita a Monti di Licciana** Scopri questa affascinante casa indipendente situata in una posizione tranquilla e strategica a Monti di Licciana, a due passi da tutti i servizi essenziali. Con una superficie commerciale di 140 m² e calpestabile di 130 m², questa proprietà…
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
Price €90,000 plus assumed €200/m² renovation (€28,000) gives an effective €118,000 or ~€843/m², substantially above the regional median of €531/m². The ad says the house is immediately habitable, but it has been on the market 1,020 days (stale listing), which suggests the price may be too high.
More on the house and the area
A solid, immediately habitable two‑storey house with vintage terrazzo floors, wood details and a small garden plus garage. Comfortable as-is but best as a gently modernised home — tidy value in Tuscany though not a showstopper.
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€9,000 – €16,000
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.
- Interiors are dated and will need cosmetic modernisation.
- Only one bathroom for the size of the house.
- Outbuilding/wooden shelter in the garden is in poor condition.
- Signs of minor damp/repair needed in cellar/garage areas.
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 the Lunigiana, with the northern Tuscan Apennines and the Apuan Alps within the local landscape. The Bagnone river runs through the area, and the Magra valley is the main corridor nearby. The Appennino Tosco-Emiliano National Park lies to the east within this part of the province, and the Apuan Alps Regional Park is nearby to the southwest. The nearest larger centres are Pontremoli and Aulla for everyday services, while Massa and La Spezia are the closest bigger cities with hospitals, rail links and full urban services. This area is known for stone villages, chestnut country and the historic Lunigiana landscape of valleys, wooded slopes and small castles.