M 605-IN ESCLUSIVA-Terra-tetto in borgo mediovale residenz.
IN ESCLUSIVA- In borgo medioevale residenziale, comodo ai servizi essenziali ed ottimamente recuperato, terra-tetto in pietra cosi' composto: al P. T 2 ampi fondi con soffitti a volta sasso a vista uno dei quali con wc e collegato internamente all'abitazione cosi' composta: Al P. 1° cucina d'ingresso, tinello e…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
Price €40,000 (≈€364/m2) is very low, but estimated renovation €700/m2 (~€77k) gives a total ≈€117k or ≈€1,064/m2, which is well above the regional median €659/m2; attractive entry price and good photos in a restored medieval borgo, but full renovation pushes the effective cost above market.
More on the house and the area
A very atmospheric medieval stone town house with beautiful vaulted cellars, original beams and cotto floors plus a small terrace and an orto with valley/mountain views. The building appears sound and clearly liveable after renovation, but the cellars are raw and the house needs full interior upgrades (services, kitchen/bath).
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€22,000 – €39,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Requires full renovation of kitchen, bathrooms, electrical and heating systems
- Cellars are raw (dirt floors/loose debris) and will need consolidation/waterproofing
- Small rooms and limited natural light; narrow uphill street means restricted car access and parking
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 area is in the Lunigiana, between the northern Tuscan Apennines and the Apuan Alps. The Magra valley runs through this part of the province. The Appennino Tosco-Emiliano National Park lies to the east, with the nearest access around the Pontremoli and Zeri side rather than directly in the village. Pontremoli is the nearest town of size, with a substantial historic centre, services and rail connections on the Parma–La Spezia line. This part of Lunigiana is known for stone villages, chestnut country and the network of medieval settlements and castles spread across the Magra valley and its side valleys.