Terratetto unifamiliare in Aulla
Rif.Ag. 341s - In zona tranquilla e riservata, a pochi minuti a piedi dai servizi, casa semindipendente di ampie dimensioni. L’immobile è disposto su tre livelli, al piano terra: ampio salone con cucina, al piano primo due camere con ampia terrazza vivibile e bagno; piano secondo grande mansarda da ultimare da…
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
Estimating ~€200/m² to finish gives an effective price of €95,000 + €32,000 = €127,000 (~€794/m²), which is above the Tuscany median of €660/m²; the ground and first floors are habitable but the large attic must be completed. The listing has been online 1,175 days, so the market has been rejecting this price (stale listing).
More on the house and the area
Large, livable townhouse with attractive tiled floors, fireplace, a modern bathroom and a generous terrace with mountain views. Ground and first floors appear ready to occupy, but the top mansarda is an unfinished shell requiring completion (extra cost/time).
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€11,000 – €18,000
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.
- upper mansard level is raw brick and must be finished/insulated
- only one bathroom on main floors
- terrace needs cleaning/minor 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 70/100The cluster is in the lower Lunigiana, between the Tuscan-Emilian Apennines and the Apuan Alps. The Magra river runs through Aulla and shapes the valley floor. The Apuan Alps Regional Park lies nearby to the southwest, and the mountain landscape around Equi Terme and the inner Lunigiana valleys is within the local radius. The nearest substantial town is La Spezia, which provides major rail links, port services and the wider range of shops and hospitals for the area. Pontremoli and much of Lunigiana are known for stone villages, castles and the historic Via Francigena route.