Rustico in centro con terreno
IN ESCLUSIVA, In zona centrale, rustico in sasso indipendente con adiacente circa 3000 mq. di terreno, in parte pianeggiante. Attualmente accatastato come locale di deposito, possibile cambio d uso ad abitazione recuperando la metratura esistente ( 50 mq. di superficie utile ). <hr>.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
- On the market for a long time
Must be done first
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
The building is currently registered as a 'locale di deposito' (storage), so a formal change of use is required before it can be a dwelling — legal/usage risk. I estimate conversion+renovation ≈ €800/m² → effective price ≈ €70,000 (≈€1,400/m²) vs regional median €500/m²; it has been listed 550 days (stale listing).
More on the house and the area
Lovely small stone rustico with intact-looking exterior, nice terraces and about 3,000 m² of mostly-flat land with trees and views of the surrounding hills and village. The building is a shell/’deposito’ that needs a complete conversion to become a usable home, but at this price it’s an attractive project for someone wanting a garden and rural setting in Lunigiana.
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, €800/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.
- Requires full renovation — currently a storage unit with no kitchen/bath and unfinished interiors
- Change of use (from deposito to abitazione) and building permits will be needed
- Overgrown vegetation; roof/structure and utilities must be checked before renovation
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 lies in Lunigiana, in the upper Magra valley between the northern Tuscan Apennines and the first ridges that lead toward the Ligurian Apennines and the Apuan Alps. The Magra river runs through this part of the valley. The Appennino Tosco-Emiliano National Park is nearby on the eastern side of Lunigiana, and the Apuan Alps Regional Park begins to the southwest beyond the valley ridges. The nearest ski area is Zum Zeri in the Zeri mountains, roughly a 40 minute drive, with larger lifts farther away on the Cerreto side of the Apennines. Pontremoli is the nearest historic town of note in the valley, with services, a preserved old center and the Piagnaro Castle; Aulla is the main service town to the south for roads and rail. The area is known for its stone villages, medieval castles across Lunigiana, chestnut country and the Via Francigena route through the Magra valley.