Rustichetto in ampio terreno agricolo
In posizione collinare, riservata e circondata dal verde, VENDIAMO piccolo RUSTICO IN SASSO di circa 50 mq totali diviso su due piani, collocato in AMPIO TERRENO accorpato di circa 2,5 ETTARI. A 30 minuti da 5 Terre, Versilia e impianti da sci. L’alloggio è l’ideale per gli amanti della natura, possibilità di…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- On the market for a long time
Must be done first
- Bathroom
- Kitchen
See what needs doing and what each job costs
Price €45k plus estimated renovation €35k (700 €/m² × 50 m²) gives an effective €80k or ~€1,600/m² versus the local median ~€500/m², so this is expensive for the area. The listing has been online 381 days (stale_listing).
More on the house and the area
A very pretty small stone cottage with original fireplace, exposed beams and a solid roof, set in about 2.5 hectares of private woodland — extremely secluded and full of rustic character. It’s a real restoration project: structurally intact enough to be restored but overgrown and lacking modern services, so expect substantial renovation to make it a comfortable 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€10,000 – €18,000
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.
- Property is overgrown and access appears rough — substantial site clearance needed
- No visible modern utilities or bathrooms in the photos; plumbing/electrics likely required
- Interior needs thorough renovation (cleaning, floors, possible structural checks)
- Small overall living area (≈50 m²) — limited space unless extended/repurposed
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 70/100The cluster sits in the Magra valley between the Ligurian Apennines and the Apuan Alps, with the lower Lunigiana hills around it. The river Magra runs through Aulla. The Parco nazionale dell'Appennino Tosco-Emiliano lies to the east within the wider mountain backdrop, and the Alpi Apuane Regional Park is nearby to the south-west around the marble mountains above Carrara. The nearest coast for daily life is the Gulf of La Spezia and the Versilia-Ligurian shore. Aulla is a small service town with rail connections and road access at the junction of routes through Lunigiana toward La Spezia, Parma and the Garfagnana. Within the surrounding area, Pontremoli and other Lunigiana centres are known for stone villages, castles and the historic route of the Via Francigena.