Casa di campagna con orto e vista panoramica
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, residenza per chi cerca tranquillità o rifugio immerso nella natura. La proprietà…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €59,000 for 135 sqm, the asking price is only €437/sqm, but with a realistic light-to-medium renovation budget of about €500/sqm the effective cost is ~€937/sqm, above the Toscana townhouse baseline of €650/sqm. Positives are the habitable layout, active utilities/heating, 51 photos, private outdoor space, and authentic historic-borgo setting near Pontremoli; the remote mountain hamlet location keeps it from scoring higher.
More on the house and the area
This has authentic old-borgo character: stone-paved courtyard, archways, a small balcony and a secluded mountain-village atmosphere. The house is not a ruin at all—there are usable rooms, a kitchen, bathroom, floors and windows—but it feels dated and in need of renovation rather than dream-home ready. The private outdoor space and very low price help the appeal, even if the visuals are more atmospheric than truly stunning.
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.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€16,000 – €27,000
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.
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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.
- Exterior needs clear cosmetic work and patching.
- Interiors are habitable but dated and likely need modernization.
- No strong scenic views are proven in the photos.
- Mountain borgo setting may mean limited convenience and car access nearby rather than at the door.
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.