Casa in pietra pronta da vivere
A soli 15 minuti da Pontremoli proponiamo in vendita una casa nel borgo di Navola a Guinadi, con una superficie di 70 mq distribuiti su tre livelli. All'immobile si accede con l' ingresso al piano terra nel soggiorno con angolo cottura, da cui si può raggiungere il balcone con vista panoramica su tutta la vallata. A…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €54,000 (€771/m²), the habitable 70 m² farmhouse has an estimated effective cost of about €971/m² after modest habitable-home adjustment, versus the €509/m² Toscana farmhouse baseline. The price is not discounted, but two hectares of land, panoramic balconies, cellar, heating, and a ready-to-live condition support a reasonable score.
More on the house and the area
This is a genuinely livable stone village house with strong historic character, two balconies, and an excellent mountain-valley panorama. The interiors are dated but complete and cared for, including a functioning kitchen, bathroom facilities, heating, and a traditional cellar, making it a real home rather than a renovation shell.
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€5,000 – €8,000
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.
- Access is via steep external stone stairs and village lanes, which may be difficult for reduced mobility.
- Interiors are fully usable but dated in style and may benefit from cosmetic updating.
- No energy rating or detailed information on heating efficiency is provided.
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 sits in the upper Lunigiana, in the valley of the Magra River, between the northern Tuscan-Emilian Apennines and the Ligurian Apennine ridges. The Tuscan-Emilian Apennine National Park lies nearby on the eastern side of the area. Pontremoli is the nearest town of size and has a substantial stone-built historic centre with bridges over the Magra and the medieval Castello del Piagnaro. The area is known for the historic Via Francigena crossing the Apennine passes and for chestnut country and Lunigiana stone villages. The nearest Ligurian coast around La Spezia and the Gulf of Poets is outside the 15 km radius and does not define the immediate landscape.