Terratetto unifamiliare in Fivizzano
casa terratetto nel centro storico del paese medievale di gragnola, sulla strada principale. tetto e facciata completamente rifatti nel 2018. gli interni sono totalmente da ristrutturare. superficie totale di circa 200 metri quadrati. possibilita' di ricavare 2/3 appartamenti.
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
- Plumbing
- Bathroom
- Kitchen
See what needs doing and what each job costs
Price €60,000 but interiors require full renovation; with the roof and façade already done I estimate about €600/m² → renovation ≈ €120,000 and an effective cost ≈ €180,000 (~€900/m²), well above the local median of €660/m². The property has been on the market 1,342 days (stale listing), so it reads as overpriced for a multi-apartment renovation project in town.
More on the house and the area
A solid medieval terraced house with real character — stone window surrounds, high vaulted rooms and original beams — and the roof/facade were replaced recently. The inside is a full renovation project but the structure is sound, making this a strong buy for someone willing to convert it into 2–3 charming apartments.
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, €600/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€40,000 – €70,000
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.
- Interiors are gutted and need complete renovation (floors, finishes, bathrooms/kitchen).
- No visible plumbing/electrics — likely rewiring/plumbing required.
- Located on a narrow medieval main street so parking and access are limited.
- Property in a historic centre may have planning/restoration restrictions.
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.