Casa bifamiliare in Patigno
In località Patigno, nel comune di Zeri, vendiamo una bifamiliare di circa 200 mq con terreno e accesso diretto con l’auto. E’ composta da 2 appartamenti da ristrutturare e in parte da personalizzare così composti: - appartamento al p. terra (81 mq): ingresso indipendente in disimpegno, cucina abitabile, bagno con doccia, salotto, 2 camere da letto. Il riscaldamento è...
What it really costs
See what needs doing and what each job costs
At €58,000 (€290/m²), the two apartments require renovation; estimating €700/m² adds about €140,000, for an effective cost near €990/m² versus the €650/m² Toscana townhouse baseline. The 200 m² size, garden, parking and 45 photos help, but remote Zeri location and substantial works make this only a fair project rather than a bargain.
More on the house and the area
This is a substantial, usable two-unit townhouse with a sunny terrace, garden, direct car access, and a pleasant mountain-village setting. The photos show working kitchens, bathrooms, bedrooms, and finished floors, but the interiors are very dated and one area appears especially basic, so it is more of a liveable renovation project than a ready-made dream 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€40,000 – €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.
- Both apartments are described as needing renovation and personalization.
- The interiors are functional but dated, with visible damp/paint wear and basic finishes.
- The roof and exterior walls appear aged; a technical inspection is advisable.
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 is in the Tuscan-Emilian Apennines, in the upper valleys around Zeri close to the Cisa mountain country. The Gordana torrent and its side valleys cut through chestnut woods and pasture, with the Apuan Alps visible farther southwest but mostly outside the immediate 15 km landscape. The area lies next to the Parco Naturale Regionale delle Alpi Apuane on its southwestern side, while the local setting itself is mainly mountain hamlets, forest and high meadows rather than a major protected landmark. The nearest substantial town is Pontremoli, which has a preserved historic centre and services, and this part of Lunigiana is known for stone villages, chestnut country and the Apennine passes between Tuscany, Liguria and Emilia.