Villa bifamiliare a Zeri in lunigiana
Abbiamo in piacere di presentarvi una splendida occasione di acquisto immobiliare, questa bella villa in Località Noce di Zeri, in Lunigiana, sul crinale che divide la valle della Magra da quella del Vara. L'immobile si divide su quattro livelli: attraverso il giardino si giunge all'ingresso principale, al piano terra,…
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 (€42,400) brings the effective price to ≈€107,400 — about €507/m², ~23% below the regional median of €660/m². The property has been on the market 787 days, so despite the strong discount the score is capped.
More on the house and the area
A roomy, livable mountain villa with a large, characterful living room and fireplace, sunny terrace and attractive valley views. The house is structurally usable today but is dated inside and has an unfinished attic and some exterior repair needs — great potential for a turnkey renovation in a peaceful, scenic setting.
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€14,000 – €24,000
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.
- Habitable and lived-in but dated — needs cosmetic updating and some systems modernisation.
- Mansard/attic reported as ‘al grezzo’ (unfinished) in the listing — additional work required to use as living space.
- Exterior paint peeling and metal railings/fixtures show rust and will need repair.
- Steep site with limited, terraced parking and access — check vehicle access and winter maintenance.
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 Tuscan-Emilian Apennines, in the upper valleys around Zeri close to the Cisa mountain country. The Gordana torrent and its side valleys cut through chestnut woods and pasture, with the Apuan Alps visible farther southwest but mostly outside the immediate 15 km landscape. The area lies next to the Parco Naturale Regionale delle Alpi Apuane on its southwestern side, while the local setting itself is mainly mountain hamlets, forest and high meadows rather than a major protected landmark. The nearest substantial town is Pontremoli, which has a preserved historic centre and services, and this part of Lunigiana is known for stone villages, chestnut country and the Apennine passes between Tuscany, Liguria and Emilia.