Casa indipendente con terreno
In zona collinare, abitazione indipendente da ristrutturare a circa 3 km dai servizi. Composta da ingresso, cucina, bagno e altri 3 vani al piano terra ; 4 vani e ampia terrazza panoramica al 1° piano, locale uso cantina e legnaia al piano seminterrato. Compresi nel prezzo oltre 6000 mq. di terreno agricolo adiacente. <hr>.
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
- Damp
See what needs doing and what each job costs
Estimated renovation €700/m² → €175,000 renovation + €100,000 price = €275,000 effective, i.e. €1,100/m² versus regional median €531/m², so significantly overpriced; included 6,000 m² of land helps value but does not close the gap. Listing has been live 550 days (stale_listing).
More on the house and the area
A roofed, spacious village house with vaulted rooms, a large panoramic terrace and ~6,000 sq.m. of olive/agrarian land — genuinely liveable after renovation. The setting and views are the real selling points, but expect to refresh interiors, address damp and upgrade services and systems.
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€50,000 – €88,000
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.
- Needs renovation (updating of finishes and building systems).
- Visible damp/staining on some ceilings/walls that should be checked.
- Only one small bathroom for a large house.
- Services about 3 km away (rural access).
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 Lunigiana, with the northern Tuscan Apennines and the Apuan Alps both close by. The Bagnone stream runs through the area and the Magra valley is nearby. The Appennino Tosco-Emiliano National Park lies to the east, and the Apuan Alps Regional Park is to the southwest. The nearest developed ski area is Cerreto Laghi, about 1 hour by road. Pontremoli is the nearest larger historic town in the valley, with services and a preserved center; Aulla is the main service town for the lower Lunigiana. The area is known for stone villages, chestnut country, and the historic landscape of Lunigiana with scattered castles across the wider valleys.