Semi-Indipendente con giardino e terrazza panoramica
Proponiamo in vendita una proprietà semi-indipendente nella Località di Noce. L'immobile si trova in una posizione riservata ed è circondata da una considerevole estensione di terreno. A servizio diretto dell'abitazione vi sono 1.224 mq di giardino completamente recintato, arricchito dalla presenza di numerose piante…
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 €55,000 for 102 m², the house is inexpensive upfront, but renovation needs—including no fixed heating and a substantial interior overhaul—bring the estimated all-in cost to about €124,000, or €1,239/m² versus roughly €504/m² for comparable homes. The renovated roof, garage, terraces and extensive private land add value, but the remote mountain location and high works budget weaken the deal.
More on the house and the area
A highly atmospheric mountain farmhouse with dramatic wooded-valley views, stone construction, large arches, a broad terrace, and substantial private garden/orchard land. The interiors are functional and furnished, with a kitchen, bathroom, bedrooms, and a recently renewed roof, but the house needs modernization and has an unusual terrace-linked layout.
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€20,000 – €36,000
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.
Show more
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.
- The home is usable but clearly dated and marketed as needing renovation.
- There is no fixed heating system; heating currently relies on wood-burning stoves.
- Vehicle access and the garage may require restoration of the access road.
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 the Tuscan-Emilian Apennines, in the upper valleys around Zeri close to the Cisa mountain country. The Gordana torrent and its side valleys cut through chestnut woods and pasture, with the Apuan Alps visible farther southwest but mostly outside the immediate 15 km landscape. The area lies next to the Parco Naturale Regionale delle Alpi Apuane on its southwestern side, while the local setting itself is mainly mountain hamlets, forest and high meadows rather than a major protected landmark. The nearest substantial town is Pontremoli, which has a preserved historic centre and services, and this part of Lunigiana is known for stone villages, chestnut country and the Apennine passes between Tuscany, Liguria and Emilia.