Terratetto unifamiliare in Casola in Lunigiana
Ci troviamo a Casciana nel comune di Casola in Lunigiana (MS), frazione posta su un colle lungo la strada che da Codiponte porta a Ugliancaldo. Il piccolo abitato è caratterizzato da una stradina principale che porta verso la chiesa. L'immobile semi- indipendente fa parte di una schiera di case di origine rurale, ed…
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
- On the market for a long time
See what needs doing and what each job costs
Asking €25,000 for 130 m² (€192/m²) with ~4,000 m² of land; I estimate renovation at €450/m² → effective price ≈ €83,500 (≈€642/m²), just below the regional median of €660/m². Façade already redone and first floor is partly habitable, but the property has been on the market 1,043 days so I cap the score for a stale listing.
More on the house and the area
Charming stone village house with a recently redone façade, attractive arched entrance and authentic interior features (fireplace, exposed beams in attic). The property is a real, usable home with a working kitchen and bathroom and excellent valley/mountain views, plus about 4,000 m² of land — a strong bargain — but it needs some renovation/finishing and has narrow access in the borgo.
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.
Our read of the photos, €450/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€15,000 – €25,000
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.
- Needs renovation in places (one room 'al grezzo' / attic and some cosmetic updating).
- Access in the village is via narrow lanes; only small vehicles reach the church and work access may need a tractor/small van.
- Terrace and some exterior areas show moss/damp and will need cleaning/repair.
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 on the northern Tuscan Apennine side, with the Apuan Alps close by to the west and the Apennine ridges toward the east. The Rosaro and wider Magra valley system shapes this area, and the slopes around Fivizzano are a mix of wooded hills, stone villages and small agricultural terraces. The Parco Nazionale dell’Appennino Tosco-Emiliano lies nearby on the eastern side of the municipal area, and the Apuan Alps Regional Park is also close within the wider 15 km setting. Cerreto Laghi is the nearest established ski area, roughly an hour or a little more by road depending on the exact hamlet. Fivizzano itself is a small historic centre with everyday services, and Aulla is the nearest larger road and rail hub in Lunigiana. The area is known for Lunigiana’s hill villages, chestnut country and the chain of castles spread across the wider valleys, with the Medicean centre of Fivizzano and nearby Equi Terme among the local reference points.