Villetta a schiera in Via Apella
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 accesso ad aia piastrellata da pregiati piastroni in sasso....
What it really costs
See what needs doing and what each job costs
Two stone houses to restore in a medieval borgo: at €100,000 for 250 sqm the asking price is just €400/sqm, well below the Toscana townhouse baseline of €650/sqm. It clearly needs full restoration, so I used about €1,100/sqm renovation; even so the large size, garden/courtyard character and historic-village setting keep it in diamond-candidate territory.
More on the house and the area
The stone facades, vaulted cellars, arched passage and courtyard spaces give this a genuinely atmospheric medieval-borgo feel. But the condition is clearly well below move-in standard: it is roofed and substantial, with some basic rooms and bathrooms present, yet it needs serious renovation to become a comfortable home. Dreamy character and size help, but this is still more project than ready Italian life.
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€99,000 – €146,000
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.
- Major renovation needed before comfortable full-time living
- Interiors show damp, peeling plaster and very dated/partial fittings
- Part of the property appears more like storage/cellar/outbuildings than ready living space
- Likely complexity from three units within a medieval borgo
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.