Terratetto unifamiliare in Fosdinovo
Nell caratteristico paese di Tendola, questa affascinante casa terratetto si sviluppa su quattro piani e dispone di due ingressi indipendenti, affacciati su due strade diverse. La proprietà conserva il fascino e l’autenticità della tradizione locale, con due piani originari in pietra risalenti al 1900, che ne valorizzano il carattere storico e architettonico.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
- Kitchen
See what needs doing and what each job costs
At €60,000 (€400/m²), estimated renovation at €700/m² brings the effective cost to about €1,100/m², well above the local €650/m² benchmark. The historic stone character and two independent entrances add appeal, but the property needs substantial work and the listing does not state its energy class.
More on the house and the area
This historic stone townhouse has exceptional rolling-hill and mountain views from several windows, plus exposed stonework, old beams, terracotta floors and a fireplace. It is a genuine 150 sqm house with bathroom, heating and solid roofed interiors, not a ruin, but it needs a serious renovation before becoming a comfortable full-time 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€30,000 – €53,000
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.
- Substantial renovation is needed, including widespread peeling plaster, damp-looking surfaces and dated bathroom/kitchen areas.
- The four-level layout and narrow village access may be challenging for everyday living.
- Visible wall and ceiling cracks should be professionally assessed, along with the roof and building services.
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 76/100The Apuan Alps rise immediately to the east and north-east, with steep marble mountains visible from this part of Lunigiana. The Magra valley is the main river landscape nearby, and the Ligurian coast around Marinella di Sarzana and the Gulf of La Spezia is close by, though outside the immediate inland setting. The area is on the edge of the Parco naturale regionale delle Alpi Apuane. Fosdinovo has a large Malaspina castle, and Sarzana is the nearest town of size with a railway station, services, and a substantial historic centre. The Cinque Terre are farther away and do not define the local landscape. This part of Lunigiana is known for hill villages, chestnut country, and the transition between the Tuscan-Apennine interior and the Ligurian coast.