Terratetto unifamiliare in Licciana Nardi
Rif.Ag. 216S - A pochi km da Monti e dai servizi, in zona verde e soleggiata, casa semindipendente in sasso da ristrutturare. L’immobile è disposto su due livelli : al piano terra cantine e giardino, al piano primo ampia terrazza e appartamento.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- On the market for a long time
Must be done first
- Damp
- Wiring
- Bathroom
- Windows
See what needs doing and what each job costs
100 m2 stone semi-detached 'da ristrutturare' → estimated renovation ~€700/m2, so effective cost ≈ €1250/m2 versus area median €660/m2. On market 1,161 days, so the market has been rejecting this price—looks overpriced.
More on the house and the area
A characterful stone semi‑detached house with a large terrace, original fireplace and exposed roof beams, set in a quiet wooded valley near the hills — very photogenic exterior and great rural setting. The building is roofed but the interior needs substantial renovation, so this is a good bargain for someone wanting a restoration project rather than an immediately livable home.
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€20,000 – €35,000
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.
Show more
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 full renovation of interiors (plaster, floors, finishes).
- Evidence of damp/peeling plaster — check roof and structural condition before purchase.
- No visible modern kitchen or bathrooms; utilities/central heating unclear.
- Access on a narrow country road; rural location a plus but check services distance.
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 70/100The cluster sits in the Magra valley between the Ligurian Apennines and the Apuan Alps, with the lower Lunigiana hills around it. The river Magra runs through Aulla. The Parco nazionale dell'Appennino Tosco-Emiliano lies to the east within the wider mountain backdrop, and the Alpi Apuane Regional Park is nearby to the south-west around the marble mountains above Carrara. The nearest coast for daily life is the Gulf of La Spezia and the Versilia-Ligurian shore. Aulla is a small service town with rail connections and road access at the junction of routes through Lunigiana toward La Spezia, Parma and the Garfagnana. Within the surrounding area, Pontremoli and other Lunigiana centres are known for stone villages, castles and the historic route of the Via Francigena.