Rustico/casale in Via Canale 6
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
See what needs doing and what each job costs
At €55,000 for 102 sqm, the ask is €539/sqm; assuming habitable condition from the description of a dwelling with large fenced garden and 86 photos, the effective cost is about €739/sqm including ~€200/sqm light updates. That sits moderately above the very low Toscana farmhouse baseline of €519/sqm, but the absolute price, semi-independent house format, and sizeable land/garden still make it a solid rather than exceptional deal.
More on the house and the area
This has real dream appeal from the outside: a striking stone arched façade, a huge terrace, mountain views and a fenced garden/orchard in a secluded Tuscan hamlet. The house is clearly livable now, with usable kitchen, bedroom and bathroom, but the interiors are simple and dated rather than truly beautiful. It feels like a genuine home with character and land, not a ruin, though it would benefit from refreshing to match its setting.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€7,000 – €11,000
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.
- Interiors are habitable but dated and fairly basic.
- Only one bathroom is shown.
- Some exterior/under-terrace areas look rough and may need maintenance.
- Mountain village setting may feel remote despite the beautiful position.
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.