Il sogno della Toscana
Proprietà costituita da una casa in pietra da ristrutturare con antistante giardino, ubicata nell'antico borgo di Montale, nel Comune di Comano, nel verdeggiante territorio di Lunigiana, nel nord della Toscana. La proprietà gode di un' ottima esposizione al sole e di bellissima vista panoramica della vallata e delle…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listing- On the market for a long time
Must be done first
- Wiring
See what needs doing and what each job costs
Estimated renovation ~€700/m² → ~€84k extra, so effective price ≈ €174k (≈€1,450/m²) vs regional median €659/m², a large premium. Also listed 277 days on market and the ad omits building year and energy class, reducing confidence.
More on the house and the area
Lovely stone farmhouse in a classic Lunigiana setting with expansive, sunny terraces and panoramic mountain/valley views plus a large 2,700 m² garden with chestnuts. The building is roofed, has a kitchen, bathrooms, a glazed veranda and usable rooms, but is dated and sold as needing renovation — great character and location, a realistic project to make into a 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€24,000 – €42,000
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.
- Listed as a stone house “da ristrutturare” — will need renovation/updating to modern standards (kitchen, baths, finishes).
- Veranda/glazed balconies and some external masonry show age and may need repair or better insulation.
- Check utilities and heating system condition; cellar/stone vault shows exposed finishes and moisture risk.
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 Lunigiana, between the northern Tuscan Apennines and the Apuan Alps. The Taverone and Magra valley system shapes the immediate landscape, with wooded slopes, small fields and ridge villages. The Parco Nazionale dell’Appennino Tosco-Emiliano lies nearby to the east, and the Apuan Alps Regional Park is nearby to the south-west. The nearest larger town is Aulla, which has rail access and the main services for this part of the valley; Pontremoli is the other main historic centre in the area. The area is known for Lunigiana stone villages and castles, and for routes linked to the Via Francigena.