A307 Appartamento con giardino
A307 Nel cuore verde della Lunigiana, precisamente a Villa di Tresana, vi presentiamo un incantevole appartamento con ingresso indipendente, situato in posizione collinare a circa 350 metri sul livello del mare. Questa abitazione, inserita in un caratteristico fabbricato in pietra, rappresenta una perfetta sintesi tra…
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 €43,000 plus estimated €200/m² renovation (~€23,000) gives an effective price ≈ €66,000 (≈€574/m²), about 13% below the regional baseline of €659/m²; independent entrance, garden (~200 m²), cellar and garage and 19 photos support the "habitable" condition. However the property has been listed 381 days (stale_listing), so the score is capped despite being a well-priced find.
More on the house and the area
Charming stone house with real Tuscan character: terrace, fireplace, private ~200 m² garden and pleasant hillside/mountain views. The property is habitable now but interiors are dated and would benefit from modernization — excellent value for the price.
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€8,000 – €13,000
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.
- Interior is dated and needs cosmetic updating
- Only one bathroom
- Parking is tight on a narrow village road
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 area sits in the Lunigiana, with the northern Tuscan Apennine ridges close by and the Apuan Alps within the wider skyline to the south-west. The Magra valley is the main landscape feature here, with wooded slopes, small farmed terraces and scattered stone villages around the river basin. The Parco Nazionale dell'Appennino Tosco-Emiliano lies farther north and does not fall inside the immediate 15 km landscape. Aulla is the nearest town of size, with rail links, shops and everyday services. Pontremoli is also nearby and has a substantial historic centre and the Museo delle Statue Stele Lunigianesi. This part of Lunigiana is known for hill villages, chestnut country and a marked concentration of medieval castles, including the castle at Tresana itself. The Ligurian coast and the Cinque Terre side of the Riviera are reachable by road or rail, but they are outside the local landscape and do not affect the score.