Rustico/casale
In vendita caratteristico rustico immerso nel verde, ideale per chi desidera ritrovare tranquillità, privacy e il piacere di vivere a contatto con la natura. La proprietà comprende una casa di circa 120 mq, completamente da ristrutturare, distribuita su tre piani e ricca di interessanti potenzialità. Accanto…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
See what needs doing and what each job costs
The €45,000 purchase price becomes roughly €177,000 after estimating €132,000 for the complete restoration, or about €1,475/m² versus €480/m² for comparable homes. The 10-minute pedestrian-only access, lack of stated utilities and full three-floor renovation make this a high-risk project despite the land and privacy.
More on the house and the area
This is a highly atmospheric stone farmhouse with exposed masonry, old beams, a fireplace, olive trees and dramatic mountain-and-valley scenery. However, it is a substantial renovation project rather than a move-in-ready home; the intact structure and existing rooms keep it above ruin level, but the remote footpath access limits practicality.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€48,000 – €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.
- The house is explicitly described as completely needing renovation, despite having floors, a roof, furnishings and a basic kitchen visible.
- Access is exclusively via a pedestrian path taking about 10 minutes, making renovation logistics and everyday living difficult.
- The photos do not clearly prove modern utilities, heating, or a fully usable bathroom.
- The remote, wooded setting may bring maintenance, moisture and accessibility challenges.
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 Apuan Alps are the immediate landscape here, with steep limestone ridges and narrow valleys around the settlements of the comune. The Versilia coast is nearby, but the cluster is inland in the mountain belt rather than on the shore. Much of the area falls within the Parco Regionale delle Alpi Apuane. The nearest ski area is at Careggine in the Garfagnana, roughly an hour or more by mountain road depending on the exact hamlet. Pietrasanta is the nearest town of size, with rail services, shops and services; Viareggio and Lucca are the larger centres used for wider amenities. Sant'Anna di Stazzema is known for the National Park of Peace and the wartime massacre memorial. This part of north-west Tuscany is also known for marble landscapes and hiking routes in the Apuan range.