Terratetto plurifamiliare in Aulla
Aulla centro storico, abitazione storica del primo ‘900, di vani 6,5 in palazzina di solo 2 unità. Posta su più livelli, e sita al piano 1. Riscaldamento Autonomo e così composta entrata con scala indipendente di accesso al Livello 2 , bagno wc, disimpegno/dispensa, cucina, sala da Pranzo, soggiorno, 1 camera da letto,…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovation- On the market for a long time
See what needs doing and what each job costs
Asking €84,000 for 141 m2 with estimated renovation €700/m2 yields an effective ~€1,296/m2 versus the regional median ~€660/m2 (almost double). Property has been listed 1,486 days (stale) and the high retrofit cost makes this a weak/overpriced offer.
More on the house and the area
Lovely, characterful townhouse in Aulla’s cobbled historic centre with a small roof terrace and green-hill views. The apartment is a large, liveable layout but dated and in need of renovation — a real bargain if you want a central Tuscan home to restore.
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€28,000 – €50,000
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.
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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 renovation and updating (listed condition: "Needs renovation")
- Only one bathroom for a 3‑bed/141 m² house
- Small roof terrace (≈10 m²) and some rooftop/chimney works visible
- Located in a historic centre — limited street access/parking and possible permit constraints
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.