Rustico semindipendente con terreno, giardino ed annesso agr
In stupenda posizione, con vista aperta e soleggiata, trattiamo la vendita di questa casa, disposta su due livelli, con annesso giardino, sia di fronte che dietro. Si tratta di una casa rurale da ristrutturare, ma con tetti rifatti. Può essere ricavata un abitazione con soggiorno, cucina due camere e bagno/i. Al piano…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovation- On the market for a long time
Must be done first
- Bathroom
See what needs doing and what each job costs
Listed at €78,000 (650€/m²). With a realistic renovation budget of ~€600/m² the effective cost is ≈€150,000 (~1,250€/m²), well above the regional median of €500/m²; roofs are already redone and there is a convertible annex and >1,000 m² of land, but the property has been on the market 371 days (stale listing).
More on the house and the area
Lovely Lunigiana farmhouse with authentic stone-vaulted cellars, a sunny terrace with open valley views and over 1,000 m² of garden — very characterful. Roofs appear redone and the structure is largely intact, but the interiors, services and some exterior woodwork need renovation; great value for someone wanting a finished country 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, €600/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.
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 interior renovation: kitchen, bathrooms, electrics and finishes
- Wooden pergola/porch and balcony need repair or replacement
- Some ceilings/walls show stains and dated finishes that will need attention
- Access along small local lane; confirm exact utilities and annex conversion permissions
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.