Rustico/casale in Località Tresana Paese 29
Un rifugio nella natura con torrente e pozza balneabile Nel verde più autentico della Lunigiana, nel comune di Tresana, proponiamo una deliziosa casa indipendente in pietra, disposta su due piani e circondata da circa 6.000 mq di terreno privato. La casa, dal fascino rustico e perfettamente inserita nel paesaggio, è da ristrutturare internamente e offre la possibilità di...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Roof
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €32,000 for 32 m², plus an estimated €22,400 renovation, the effective cost is about €1,700/m² versus a €504/m² local benchmark. The 6,000 m² grounds and rustic stone character add appeal, but the remote setting, missing bathroom, and substantial internal renovation weaken the value.
More on the house and the area
A highly atmospheric stone farmhouse in lush private woodland, with a clear stream, waterfall, and bathing pool creating an unusually beautiful setting. However, the interior is a very rough renovation project with no bathroom, basic unfinished spaces, and visible roof and structural concerns, so it is not currently a 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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€6,000 – €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.
- Interior is unfinished and appears uninhabitable without substantial renovation.
- No bathroom is shown or listed; utilities and access are unclear.
- Roof structure and coverings appear aged and may require technical inspection.
- The wooded riverside setting could bring humidity, flooding, and maintenance concerns.
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 62/100The cluster sits in the lower Lunigiana, with the northern Tuscan Apennine ridges close by and the Magra valley as the main landscape feature. The Magra river runs through this part of the province, and the valley is broken by wooded slopes and small hill settlements. The A15 corridor and Pontremolese route pass through the wider valley, so daily life is tied to the plain around Aulla, which is the nearest town of size with rail links, services and supermarkets. The nearest Ligurian coast is around La Spezia and Marinella di Sarzana, but the sea is outside the 15 km landscape radius and does not set the score. Lunigiana is known for scattered stone villages and castles, and Tresana itself has a castle on its hill.