appartamento tra le colline toscane
Immersa nella pace e nella tranquillità assoluta che solo i caratteristici borghi storici sanno regalare, tra le verdi colline di Tresana, proponiamo in vendita un’affascinante casa di ampia metratura (circa 148 mq commerciali) disposta su tre livelli. La proprietà gode di una vista straordinaria e totalmente aperta…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Habitable townhouse at 469 EUR/m2 vs regional baseline of 667 EUR/m2, a ~30% discount. The master apartment is fully renovated and move-in ready; the two studios and ground-floor storage need light personalization work, hence a modest renovation estimate. Strong feature set (garage, terrace, panoramic view, cellar, fireplace, autonomous heating, double glazing), 147 m2 over three levels with income potential (B&B/multi-unit). 41 photos and fresh 2-day listing support credibility. Minor caveats: no energy class, 1930 build, and part of the space is currently used as magazzino, but overall a solid deal below market.
More on the house and the area
Townhouse in a quiet Lunigiana hillside village with a genuinely strong open valley/mountain view from the main terrace (photo 1) and surrounding greenery. At €469/m2 for 147 sqm across three levels with multiple independent units, the price is a clear bargain and supports the B&B potential noted in the listing. However, interiors are mostly plain and dated—white walls, speckled terrazzo floors, old tiling, exposed cabling—with only the master apartment described as renovated. The vaulted rooms and arched openings add modest historic character. Terraces show neglect/weeds. Solid opportunity but not visually stunning; the view and value carry the appeal.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€10,000 – €16,000
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.
- Interiors are dated and partly unrenovated (terrazzo floors, tiled kitchen strips, exposed wiring)
- Terraces overgrown/neglected in some photos
- No energy class listed
- Photo watermarks throughout
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 68/100The area sits in the Lunigiana, with the northern Tuscan Apennine ridges close by and the Apuan Alps within the wider skyline to the south-west. The Magra valley is the main landscape feature here, with wooded slopes, small farmed terraces and scattered stone villages around the river basin. The Parco Nazionale dell'Appennino Tosco-Emiliano lies farther north and does not fall inside the immediate 15 km landscape. Aulla is the nearest town of size, with rail links, shops and everyday services. Pontremoli is also nearby and has a substantial historic centre and the Museo delle Statue Stele Lunigianesi. This part of Lunigiana is known for hill villages, chestnut country and a marked concentration of medieval castles, including the castle at Tresana itself. The Ligurian coast and the Cinque Terre side of the Riviera are reachable by road or rail, but they are outside the local landscape and do not affect the score.