Casa indipendente 9 locali, 194 m² in Via Castello 15, Galli
Casa indipendente in asta a Gallicano (LU) – Via Castello 15 Abitazione indipendente in asta, situata nel suggestivo centro storico del Comune di Gallicano (LU), al civico 15 di via Castello. L'edificio, libero su tre lati e sviluppato su quattro piani, si inserisce in un contesto urbano caratteristico, con la…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingRenovatedThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
Must be done first
- Roof
- Heating
See what needs doing and what each job costs
This is a judicial auction (legal/timing risk) offered at €13,490 but the description states the interiors “require a ristrutturazione”; assuming €700/m² for 194 m² yields an effective price ≈ €149,290 (≈€769/m²) versus the local typical €531/m², and the listed condition 'Renovated' contradicts the text.
More on the house and the area
Large independent 194 m² house in Gallicano’s historic centre with traditional stone/tower character and cellar — a real buy-for-restoration. Structurally present (floors, bathroom, roof) but needs renovation and safety work on the attic, plus installation of heating; great auction bargain if you plan refurb works.
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€38,000 – €68,000
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.
- Requires renovation — interiors described as needing restructuring
- Soffitta/roof needs safety interventions
- No heating installed (aria condizionata: no)
- Property is auctioned — check perizia and legal/title before bidding
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 78/100The cluster is in the Serchio valley with the Apuan Alps close by to the west and the Tuscan-Emilian Apennines to the east. The Serchio river runs through this part of the valley. Much of the surrounding area falls within the Parco Regionale delle Alpi Apuane. The nearest ski area is Careggine in Garfagnana, with small lifts roughly 30–40 minutes away depending on the exact hamlet. Castelnuovo di Garfagnana is the nearest town of size, with shops, schools, rail services and the main services for the upper valley; Lucca is the nearest larger city for broader services. Barga is nearby and is listed among I Borghi più belli d’Italia. This area is known for the Garfagnana landscape of wooded valleys, chestnuts, mountain villages and access routes into the Apuan massif.