Rustico in Pontremoli
Nel cuore della Valdantena, nella caratteristica località di Groppodalosio Inferiore, proponiamo in vendita un affascinante rustico con splendida vista panoramica. La proprietà si trova a soli 30 metri dal celebre ponte medievale e confina direttamente con la storica Via Francigena, posizione che conferisce…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Structure
- Roof
- Damp
- Wiring
- Bathroom
- Windows
See what needs doing and what each job costs
Very low asking price (€29k) but I estimate €700/m2 renovation, giving an effective cost of ~€113.7k (~€940/m2) versus the region baseline of €500/m2, so the renovation burden makes it expensive overall. Positives: 800 m2 terraced land, 20 photos, and a unique location on the Via Francigena by a medieval bridge, but the listing does not state the property's condition.
More on the house and the area
A very photogenic stone farmhouse in a classic Tuscan valley spot (next to a medieval bridge and the Via Francigena) with stunning views and over 800 m² of terraced land. The house has lovely historic features (vaulted ceilings, beams, stone arches and original floors) but requires significant restoration to make it fully habitable.
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€24,000 – €43,000
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.
- Property needs substantial renovation including roof and some structural/ceiling repairs.
- Interior areas show debris, taped-off zones and partial floor/beam collapse — not immediately move-in ready.
- Likely limited modern services (bathroom/kitchen/insulation) and access is on steep terraced ground.
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 68/100The cluster sits in the Lunigiana, in the valley of the Magra river and among the lower slopes of the Appennino Tosco‑Emiliano. Pontremoli itself is a medieval river town with an old centre, a historic bridge crossing and a local museum (Museo delle Statue Stele Lunigianesi). The surrounding territory contains numerous medieval castles and fortified villages typical of Lunigiana. The Parma–La Spezia railway runs the valley and Pontremoli has a station on that line. There are no national parks or major ski lifts within about 15 km; higher Apennine ski areas lie beyond that radius. The area is known regionally for its Lunigiana cultural heritage (stone stele, castles) and local foods such as testaroli and chestnut products.