Rustico in sasso con giardino
In piccola frazione, caratteristico rustico in sasso da ristrutturare, composto da 5 vani con antico forno, scale in sasso, aia in piagne e pozzo interno, cantina e 578 mq. di giardino adiacente. Parcheggio nella piazza del paese a 50 metri di distanza. Vista panoramica. <hr>.
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
- Structure
- Damp
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Estimated renovation €700/m² gives effective price €18,000 + €70,000 = €88,000 (≈€880/m²) which is well above the regional baseline of €500/m². The property has been on market 550 days (stale), so the market has been rejecting this price.
More on the house and the area
A very attractive stone rustico with vaulted cellars, an antique bread oven, classic stone steps and a private terraced garden with wide panoramic mountain views. The building is standing and full of character but requires substantial restoration (plumbing, electrics, finishing and likely some roof work) — a true bargain project for someone wanting an authentic Tuscan 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€20,000 – €35,000
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 comprehensive renovation — likely no working kitchen/bath and full systems replacement
- Possible roof/structural repairs required despite generally intact shell
- Parking is in the village square ~50 m away; access involves steps
- Energy class/utilities not documented
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.