Edificio in Via del Montale
Si propone in vendita nel Comune di Sillano Giuncugnano (LU), lungo la Strada Provinciale SP14 in località Villaggio ENEL 3, un articolato complesso immobiliare immerso nel suggestivo contesto montano della Garfagnana, in posizione extraurbana ma ben collegata alla viabilità comunale e provinciale, a circa due…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingSee what needs doing and what each job costs
At €90,000 for 182 m² the asking price is €495/m² versus the regional baseline of €405/m², and if you budget a standard renovation (€700/m²) the effective cost jumps to about €1,194/m². The listing does not state the property condition, so higher renovation needs are assumed and make this an overpriced pick for the area.
More on the house and the area
Solid, roofed mountain house with attractive rustic exterior cladding, stone retaining walls and terraced garden in a scenic Garfagnana setting. The building looks structurally intact and liveable after cosmetic updating, making it a strong bargain for someone wanting a countryside home, but interiors and utilities should be checked before purchase.
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€36,000 – €64,000
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.
- No interior photos provided — internal condition and services (bath/kitchen/heating) unclear
- Cosmetic renovation and modernization likely needed
- Site is terraced with steps — limited immediate flat outdoor space and some access/parking 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 74/100The cluster lies in the Tuscan-Emilian Apennines, with the Apuan Alps to the southwest and the higher ridge of the Appennino Tosco-Emiliano close by. The Serchio river system begins in this area, and the upper Garfagnana valleys are the immediate landscape. Much of the surrounding area falls within the Parco Nazionale dell’Appennino Tosco-Emiliano, and the Orecchiella area just south is protected as a regional natural reserve known for forest and mountain wildlife. The nearest ski area is Cerreto Laghi on the Emilia side, roughly a 35 to 45 minute drive depending on the hamlet. Castelnuovo di Garfagnana is the nearest main town of size, with rail access, shops and services. This part of Garfagnana is known for forested mountain valleys, chestnut country and access to Apennine walking country.