Rustico/casale in Via Per Pontardeto
Antico Opificio utilizzato probabilmente come cartiera e per allevamento dei bachi da seta. Splendida struttura architettonica risalente intono a metà del 1800 con le enormi finestrature a volta a tutto sesto ed archi interni. Il fabbricato ha forma in pianta a C ed è dislocato su due livelli per quasi l'intera superficie per una estensione complessiva di circa mq 2.000....
What it really costs
See what needs doing and what each job costs
At €60,000 for 2,000 m² (€30/m²), the apparent bargain is offset by its former industrial use, zero bathrooms, and undefined condition; conversion to a legal, habitable property could cost about €2.2 million (€1,100/m²). The effective cost is roughly €1,130/m², well above the €507/m² Tuscan farmhouse baseline, with major feasibility and permitting uncertainty.
More on the house and the area
A remarkable mid-19th-century former mill or silkworm-rearing complex, with grand arched windows, exposed timber structures, internal arches, and a large green setting. However, the interiors are severely derelict, filled with rubble and vegetation, with no bathrooms or usable living spaces shown, so this is an ambitious restoration project rather than a home you could realistically move into.
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€792,000 – €1,170,000
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.
- This is a major restoration project, not a livable home.
- No bathrooms or finished residential facilities are shown; utilities are unknown.
- The building is heavily overgrown, filled with debris, and may require structural and roof assessments.
- Access appears to be via an unpaved, overgrown track.
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 82/100The area lies in the Garfagnana, between the Apuan Alps and the Tuscan-Emilian Apennines. The Serchio river runs through the valley. The Parco Regionale delle Alpi Apuane is nearby. The nearest ski area is Careggine in the Garfagnana, roughly a 30-minute drive depending on the exact hamlet. Castelnuovo di Garfagnana is the main town of the valley and has schools, shops, a hospital, rail service and the Rocca Ariostesca in its historic centre. The wider area is known for mountain valleys, chestnut country and access toward the Apuan ridges.