Rustico in Fivizzano
Rif.Ag. 219R - Immerso nel verde, con una stupenda vista sulle Apuane, rustico parzialmente in pietra, con circa 3.000 mq di terreno completamente recintato. Fa parte della proprietà anche un locale deposito di circa 30 mq. Possibilità di fare il cambio di destinazione uso per un'unità abitativa. Sorgente privata.
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
Effective cost ≈ €206/m² (€45,000 price + assumed €200/m² rehab), well below the regional benchmark of €500/m², so strong value; however the ad mentions a change of use may be required and the text's 3,000 m² fenced land contradicts the 8,000 m² in the facts, and the property has been listed 1,118 days.
More on the house and the area
Lovely, move‑inable rustic cabin with a dramatic view of the Apuan Alps and several thousand square metres of fenced orchard/land. Interior is basic but habitable; excellent bargain as a mountain retreat or light renovation project to create a cozy full‑time 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€528,000 – €892,000
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.
- Very simple, fully wood‑clad interior — dated finish and likely needs insulation/heating upgrades for full‑time living
- Only one bathroom and modest living spaces — better as a compact retreat than a large family home
- Remote/rural setting — check road access and year‑round services
- Verify permits/utilities and the process if you want to change use of the outbuilding or expand
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 74/100The cluster is in the Lunigiana, with the northern Tuscan Apennines and the Apuan Alps within the 15 km landscape. The Rosaro and Pizzo d’Uccello area lies nearby, and the territory around Fivizzano reaches into the Parco Nazionale dell’Appennino Tosco-Emiliano. The nearest ski area is Zum Zeri, roughly an hour by road. Fivizzano is the main small town in the area, with a substantial historic centre, a main piazza and services for the upper Lunigiana. The wider area is known for stone villages, chestnut country and mountain routes between Tuscany, Liguria and Emilia.