Casa indipendente in Località Gravagna San Rocco
Casa di campagna con orto e vista panoramica nel borgo di Gravagna San Rocco In vendita a Gravagna San Rocco (MS), caratteristico borgo montano dell'Alta Lunigiana, a circa 700 metri di altitudine e a soli 15 km da Pontremoli, proponiamo una spaziosa casa di paese dal fascino autentico, ideale come seconda casa,…
What it really costs
See what needs doing and what each job costs
At €59,000 for 185 sqm, the ask is just €319/sqm; assuming a typical renovation budget of about €700/sqm for this kind of humble mountain country house, the effective cost is about €1,019/sqm. That is only modestly above the low Toscana country-house baseline of €821/sqm, but the very low entry price, 52 photos, large size, and usable access/services in Pontremoli make it a strong value listing rather than a trap.
More on the house and the area
This has some real old-village charm in the stone courtyard, archways and mountain-hamlet setting, and the price per square metre is very attractive. Crucially it is a real house, not a ruin: there are floors, stairs, windows, a kitchen and furnished rooms, so it looks usable now. But it is very modest and tired rather than beautiful, with dated interiors and a plain exterior, so the wow is limited.
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€37,000 – €65,000
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.
- Exterior is very plain and weathered rather than picturesque.
- Interiors look basic and dated, needing modernization.
- Only one bathroom for a large 185 sqm house.
- Mountain hamlet location may feel remote and steep-access for daily living.
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 72/100The area lies in the upper Magra valley between the northern Tuscan-Emilian Apennines and the first ridges toward Liguria. The Magra river runs through Pontremoli. The Parco Nazionale dell’Appennino Tosco-Emiliano is nearby on the eastern side of Lunigiana. The nearest ski area is Zum Zeri, roughly 35–45 minutes by road, with other small Apennine ski fields farther away toward Cerreto Laghi. Pontremoli itself is the main town of upper Lunigiana and has a substantial historic centre with the Castello del Piagnaro and the Museo delle Statue Stele Lunigianesi. The wider area is known for the historic Via Francigena crossing the Cisa pass and for Lunigiana’s stone villages and chestnut country.