Rustico/casale in Montereggio 1
In una piccola frazione del comune di Mulazzo, vendiamo abitazione in sasso da ristrutturare, un tempo adibita a canonica. L’immobile, indipendente da 3 lati, è cosi’ composto: due cantine, bagno e legnaia al piano terra; 4 vani al primo piano e due locali al piano superiore, per un totale di circa 150 mq. Compresi nell’offerta 1100 mq. di terreno agricolo...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
- Heating
See what needs doing and what each job costs
At €48,000 (€400/m²), this stone farmhouse needs substantial restoration; estimating about €1,100/m² puts the effective cost near €1,500/m², far above the local €504/m² reference. The listing also conflicts on size (about 150 m² described versus 120 m² in the facts) and does not state the building year or energy performance.
More on the house and the area
A genuine old Tuscan stone farmhouse with a pleasant mountain backdrop, mature garden and around 1,100 sqm of land. The house is solid and furnished rather than a bare shell, with traditional woodwork, tiled floors and arched details, but it clearly needs meaningful renovation before becoming a comfortable full-time home.
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€48,000 – €70,000
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.
- Substantial renovation is indicated, with peeling paint, damp staining and tired finishes.
- The kitchen and bathroom are present but dated and may require modernization.
- Utilities, structural condition and roof performance should be verified.
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 70/100Mountains: the cluster sits in Lunigiana in the foothills of the Tuscan‑Emilian (Appennino tosco‑emiliano / Ligurian Apennines). River: the Magra river valley is the main local river system. Coast: the Ligurian coast (Gulf of La Spezia / Ligurian Sea) lies to the south. Parks: the Apuan Alps (Parco Regionale delle Alpi Apuane) lie to the west of Lunigiana but are mostly outside the immediate 15 km radius. Skiing: there are no local ski lifts; winter resorts in the Tuscan‑Emilian Apennines (for example Abetone) require a long drive. Nearby towns: Aulla (railway station on the Parma–La Spezia line and road links including the A15 autostrada) and Pontremoli (a hill town with a historical centre, shops and services) are the closest larger settlements. Routes and heritage: the Via Francigena pilgrimage route crosses parts of Lunigiana. What the area is known for: Lunigiana is known for medieval castles and towered villages, chestnut woods and local foods such as testaroli; the province (Massa‑Carrara) is also associated with Carrara marble quarries further east.