Proprietà rustica con terreno Lunigiana CT
All'interno di un antico paesino medioevale, proponiamo in vendita porzione di borgo risalente ai primi anni del 1800 composto da tre unità immobiliari. La proprietà è composta da due antiche case in pietra da ristrutturare e fra loro semindipendenti oltre a caratteristiche cantine in sasso con soffitti a volta e con…
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
Price is €100,000 for 250 sqm (€400/sqm), but the property is explicitly to renovate and includes old stone houses plus cellar/stable-hayloft spaces, so I estimate about €1,000/sqm renovation; effective cost is roughly €1,400/sqm versus a €700/sqm local baseline. The score stays in the good range because the ticket price is low for a large historic stone complex in Tuscany and the description supports hospitality potential, but it is not a deep discount once renovation is included.
More on the house and the area
This has real old-Tuscany atmosphere: stone facades, vaulted cellars, an internal courtyard and a tiny medieval borgo setting give it genuine character. But it is not move-in ready at all—the main living spaces are tired, damp-marked and basic, while other parts are still rustic outbuildings despite a repaired roof. Dreamy as a restoration project, more than an immediately usable home.
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, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€50,000 – €88,000
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.
- Needs full renovation before comfortable living
- Some rooms show damp, peeling plaster and dated/partial interiors
- Part of the property is ancillary/stable-barn space rather than ready living area
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 cluster is in Lunigiana, in the valley of the Magra and its tributaries, with the northern Tuscan Apennines and the first Apuan Alps close around it. The Apuan Alps Regional Park lies nearby to the south-west, and the Apennine side toward the passes into Emilia is within the same local mountain belt. The nearest ski area is Zum Zeri in the Zeri mountains, roughly an hour by road, with larger lifts farther away in the Cerreto area. Aulla is the nearest town of size, with rail connections, shops and services, and Pontremoli to the north has a substantial historic centre. The area is known for Lunigiana’s stone villages, chestnut country and castles, with the Malaspina presence widespread across the valley.