Rustico in collina con giardino
In prima collina, non lontano dai servizi a 10 minuti dall'uscita autostradale di Pontremoli, abitazione in sasso indipendente da 3 lati, composta da 4 locali cantina al piano seminterrato; 3 vani e terrazza al piano terra; 2 vani e bagno al 1 piano. Giardino adiacente con accesso diretto alla proprieta sul quale…
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
Estimated renovation €200/m² → total cost €85,000 or ≈€567/m², which is above the regional median of €500/m², so this is not a standout bargain. Good photos and panorama and proximity to services help, but the property has been on market 550 days (stale listing).
More on the house and the area
Charming hillside farmhouse with genuine vaulted stone cellar, original patterned floors and a terrace with wide panoramic views to the Apennines/Apuan Alps. The main house is habitable and solid but needs cosmetic updating (kitchen, bathroom and some repairs); the small outbuilding is in poor condition. Excellent value for a liveable country home in Tuscany with land and views.
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.
- Cosmetic modernisation required (kitchen, finishes and some plaster).
- Outbuilding/garage is partly dilapidated and will need repair or rebuilding.
- Only one bathroom and two bedrooms shown — space is 150 sqm but layout may need reconfiguration.
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 77/100The area lies in the upper Magra valley between the northern Tuscan-Emilian Apennines and the Apuan Alps. The Magra river runs through Pontremoli. Part of the municipality falls within the Parco Nazionale dell’Appennino Tosco-Emiliano. The nearest ski area is Zum Zeri in the Zeri valley, roughly a 40-minute drive, with larger lifts on the Cerreto side of the Apennines farther away. Pontremoli itself is the main small town nearby, with a substantial historic centre, bridges, the Piagnaro Castle and rail links on the Parma–La Spezia line. The wider Lunigiana area is known for stone villages, castles and chestnut country, and Pontremoli is on the Via Francigena.