Abitazione in pietra su due livelli a Zeri frazione Patigno
Al piano terra troviamo ampi locali di servizio e cantine, ideali come spazi di deposito, taverna o per la creazione di ambienti aggiuntivi. Il primo piano accoglie la zona abitativa, composta da un soggiorno, un bagno, due camere da letto, una cucina abitabile di ampie dimensioni, una seconda cucina più piccola, un…
What it really costs
Can you move in?
Move in as it is
In the listingHabitable- On the market for a long time
See what needs doing and what each job costs
Asking €57,000 for 152 m² (€375/m²); with an estimated €200/m² for works the effective price is about €575/m², above the Tuscan median of €500/m². The property has many photos and looks habitable, but it’s been listed 350 days (stale_listing), so value is weak relative to regional norms.
More on the house and the area
Beautiful traditional stone farmhouse with arched loggia, private paved garden and wide Apennine views. The living floor is already habitable so it’s a real, affordable home; expect cosmetic work and checks on the lower vaulted areas before making larger conversions.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€10,000 – €17,000
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.
- Habitable but dated — bathrooms, kitchens and finishes need updating.
- Lower-level vaulted/cellar spaces should be checked for damp/structural repair before conversion.
- Rural mountain village access and local services may be limited.
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.