Rustico in Aulla
Vendo casa in sasso situata in località Bibola in zona di completo relax in un borgo medioevale fantastico. L’abitazione é su 3 piani con grande terrazza panoramica, due camere da letto un bagno e una cucina, più un grosso stabile utilizzato come magazzino ma che potrebbe diventare un’altro grosso appartamento. Lo…
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
- Roof
See what needs doing and what each job costs
Asking €35,000 but the listing says “completamente da ristrutturare”; I estimate heavy works at €1,100/m² → renovation ≈ €165,000 and an effective price ≈ €200,000 (≈€1,333/m²) vs regional baseline €500/m². The property has been on the market 819 days (stale listing).
More on the house and the area
A real stone farmhouse with strong medieval-borgo character and a large panoramic terrace overlooking olive‑terraced hills — very photogenic and a genuine view. The structure is intact and roofed but clearly needs substantial renovation (roofing, services and interior work). Excellent bargain and high potential to become a beautiful, livable home once restored.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€59,000 – €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.
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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.
- Complete renovation likely required: interior, kitchen/bath and possibly roof works
- Corrugated/temporary roof coverings and some damaged tiles visible
- Access is on steep narrow borgo lanes and many external stairs
- Utilities/energy status not shown / unknown
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 70/100The cluster is in the lower Lunigiana, between the Tuscan-Emilian Apennines and the Apuan Alps. The Magra river runs through Aulla and shapes the valley floor. The Apuan Alps Regional Park lies nearby to the southwest, and the mountain landscape around Equi Terme and the inner Lunigiana valleys is within the local radius. The nearest substantial town is La Spezia, which provides major rail links, port services and the wider range of shops and hospitals for the area. Pontremoli and much of Lunigiana are known for stone villages, castles and the historic Via Francigena route.