Rustico in sasso con portico e parcheggio
Collocata nella splendida e soleggiata "Valdantena", in una piccola e riservata frazione in posizione dominante sulla vallata, VENDIAMO RUSTICO IN SASSO da ristrutturare con tetto rifatto recentemente con AMPIA AREA PORTICATA, POSTO AUTO , e internamente così composto : zona giorno con camino e cucina economica,…
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
- Wiring
- Bathroom
See what needs doing and what each job costs
Price €40,000 plus estimated renovation €48,000 (600€/m²) gives an effective cost of €88,000 (~€1,100/m²) compared with the regional median of €500/m², so this is expensive once works are included. The roof was recently redone and there are 15 photos, but the house needs full renovation and has been listed 903 days (stale listing).
More on the house and the area
Charming stone farmhouse in Lunigiana with a sunny, elevated position, valley/mountain views, exposed beams and a cosy fireplace — and a recently redone roof. The house is structurally intact and has usable rooms but significant renovation (finishes, services, cellar/upper rooms) is needed; excellent bargain for someone who wants a restored country 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, €600/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€16,000 – €28,000
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 renovation — bathroom, finishes, electrics/plumbing likely needed
- Damp/unfinished cellar and some gritty outbuildings
- Small (≈80 m²) so limited living space unless extended/combined with neighbouring unit
- Rural/village access — check exact location and services
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 68/100The cluster sits in the Lunigiana, in the valley of the Magra river and among the lower slopes of the Appennino Tosco‑Emiliano. Pontremoli itself is a medieval river town with an old centre, a historic bridge crossing and a local museum (Museo delle Statue Stele Lunigianesi). The surrounding territory contains numerous medieval castles and fortified villages typical of Lunigiana. The Parma–La Spezia railway runs the valley and Pontremoli has a station on that line. There are no national parks or major ski lifts within about 15 km; higher Apennine ski areas lie beyond that radius. The area is known regionally for its Lunigiana cultural heritage (stone stele, castles) and local foods such as testaroli and chestnut products.