Terratetto unifamiliare in Fosdinovo
OCCASIONE A MARCIASO (FOSDINOVO): 2 FABBRICATI + 3,7 ETTARI DI TERRENO A €50.000 Una proprietà da recuperare, con ampi terreni e due fabbricati, in un contesto rurale tranquillo e immerso nel verde. Nel comune di Fosdinovo, località Marciaso, proponiamo in vendita l’intera proprietà composta da due fabbricati e circa…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Structure
- Roof
- Damp
- Wiring
See what needs doing and what each job costs
Price €50,000 for the whole lot (main house 123 m² + second ruin + 3.7 ha) but estimated renovation €700/m² → ~€86,100, so effective cost ≈€136,100 or ≈€1,106/m² versus the local median €658/m². Good entry price and large land are positives, but heavy restoration makes it above-market after works.
More on the house and the area
Lovely stone borgo house with original beams, terracotta floors and a characterful kitchen/fireplace, plus dramatic arched streets outside. The main building is roofed and has basic rooms and a bathroom but shows moisture and structural wear; the second outbuilding is a ruin. Great potential for someone wanting a character restoration with lots of land, but expect substantial work.
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€24,000 – €43,000
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.
- Requires significant renovation — visible rotted ceiling beams and moisture damage
- Basement and second building are largely derelict/dirty and will need rebuilding or clearance
- Located in a narrow medieval lane with limited vehicle access and low internal ceiling heights (~2.20 m)
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 73/100The Apuan Alps are within the local landscape around Fivizzano, and the Lunigiana here is a mountain and foothill area rather than a plain. The Rosaro and the wider Tuscan-Emilian Apennine terrain are close by, with chestnut woods, narrow valleys and stone villages typical of inland northern Tuscany. The Magra basin shapes the area, with the valley routes leading toward Aulla. The Parco Nazionale dell'Appennino Tosco-Emiliano lies nearby to the east, and the Parco Regionale delle Alpi Apuane is nearby to the southwest. The nearest ski area is Cerreto Laghi in the Apennines, roughly about an hour's drive depending on the exact hamlet. Aulla is the nearest town of size with rail links, services and motorway access. Fivizzano is known as one of the historic centres of Lunigiana, an area known for castles, old hill settlements and routes between Tuscany, Liguria and Emilia.