Casa indipendente con giardino e rustichetto
In posizione alta sulle colline di Pontremoli, in zona isolata e silenziosa immersa nel verde, in località Cervara, VENDIAMO IN ESCLUSIVA VILLETTA INDIPENDENTE con GIARDINO e RISTICHETTO da ristrutturare. La casa di abitazione è disposta su due livelli ed è così suddivisa : al PIANO SEMINTERRATO, zona verandata,…
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
Listing text says “da ristrutturare” so I estimate €700/m² (€70k renovation) making the effective price €170k (€1,700/m²) versus a regional baseline of €500/m². The property has been on market 1,073 days and the description contradicts the advertised condition, so this looks overpriced.
More on the house and the area
Charming hillside cottage with attractive stone paths, planted terraces and a pretty stone outbuilding set in mature, private grounds — great for nature lovers. The main house is liveable now though the interiors are dated and would benefit from refreshing; the nearby rustico will need restoration if you plan to convert it.
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.
- Habitable but dated interior — mostly move-in with cosmetic updates needed.
- Small stone outbuilding (rustico) appears to need renovation/roof work.
- Isolated, rural location — a car is required for daily 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 72/100The cluster is in the upper Magra valley, with the northern Tuscan-Emilian Apennines and the Ligurian Apennines around it. The Magra river runs through Pontremoli. The area is part of the historical Lunigiana, with wooded ridges, cultivated valley floor and stone hamlets on the slopes. The nearest ski lifts are the Zum Zeri area in the Zeri mountains, roughly 30–40 minutes by road depending on the access point. Pontremoli itself is the main town nearby and has a substantial preserved historic centre, the Castello del Piagnaro and services for the upper valley. Pontremoli holds Bandiera Arancione status. The wider area is known for Lunigiana castles, the Via Francigena and testaroli.