Casa bifamiliare
LUNIGIANA località Barbarasco Tresana ( paese di ORTIGARO) OTTIMA OCCASIONE per amanti della tranquillità e della Privacy. Immobile semindipendente disposto su due livelli per una metratura totale di 150 mq ca. piano primo ben quattro camere matrimoniali. Completano la proprietà un giardino di 600 mq ca, un rustico in sasso di 40 mq ca disposto su due livelli, oltre a...
What it really costs
See what needs doing and what each job costs
At €40,000 (€211/m²), the price is well below the €650/m² Toscana townhouse baseline, but the condition is unspecified and the description is incomplete. Assuming €700/m² renovation costs, effective cost is about €911/m²; the 600 m² garden and stone outbuilding add value, but the inland location and missing habitability details limit confidence.
More on the house and the area
A substantial old Lunigiana stone house with excellent rustic character, a 600 sqm garden, a separate stone outbuilding and a very attractive €40,000 price. The main house appears roofed and genuinely usable, with functioning kitchen and furnished bedrooms, though the interiors are dated and the exterior shows age and maintenance needs.
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€38,000 – €67,000
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.
- Interiors are usable but dated and likely need modernization and damp/maintenance checks.
- Only one bathroom is shown/listed for a large seven-room property.
- Utilities, heating, roof condition and access 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 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.