Villa unifamiliare in Aulla
Casa indipendente. Annessi 4888 m2 di terreno. 2 aie, 2 annessi agricoli, 1 vano caldaia, 1 garage, 3 cantine, 1 ampio salone, 4 camere da letto. 1 corte esterna, 1 bagno esterno. Da rifare l'impianto di riscaldamento e ristrutturare le porte. Necessita di alcuni lavori di ristrutturazione. Impianto elettrico rifatto 20 anni fa circa. Prezzo trattabile in forma privata.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- On the market for a long time
Must be done first
- Damp
See what needs doing and what each job costs
Estimated total cost €95k (€55k + €40k renovation at €200/m²) → ~€475/m² vs regional median €531/m², good value for a 200m² independent house with 4,888m² land though heating needs replacement and only one bathroom. The ad has been listed 1,263 days (stale listing), so the score is capped despite the discount.
More on the house and the area
Large private plot (almost 5,000 m²) and a solid, liveable 200 m² house with original details (brick-arched door) make this a good value buy. The house is habitable but needs updating (new heating, interior works and the only bathroom is outside). Overall a charming countryside home with real potential but expect renovation and site clearance.
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€13,000 – €22,000
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.
- Heating system needs replacement
- Only one bathroom and it is external
- Property needs general renovation (doors, some interiors)
- Overgrown grounds / mossy exterior paths may need clearing
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.