Rustico in sasso con aia e terreno
In una piccola e graziosa frazione del Comune, a circa 6 km dal centro di Pontremoli, VENDIAMO RUSTICO IN SASSO CON AIA e GIARDINO, da ristrutturare con tetto recentemente rifatto, composto da circa 7 locali per una superficie totale di circa 100 mq . Il fabbricato si divide in due fabbricati intorno al giardino.…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- On the market for a long time
Must be done first
- Damp
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Price €60k for 100 m² with a conservative renovation estimate of €600/m² => renovation ≈ €60k, so effective price ≈ €120k (≈€1,200/m²) vs regional median €500/m²; the listing has been online 1,547 days and its claim of “excellent value” contradicts the numbers.
More on the house and the area
Nice traditional stone farmhouse with a recently redone roof, vine-covered garden/aia and mountain views — very characterful exterior. Structurally it looks sound but interiors are rough/unfinished and will need a full renovation before living in; good value if you want a renovation project 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, €600/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.
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 internal renovation — most rooms are unfinished or filled with debris.
- Windows/doors are missing or boarded; expect new fittings and utilities (kitchen/baths/heating) to be installed.
- Rural hamlet location — 6 km to Pontremoli; not immediately move‑in ready.
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 77/100The area lies in the upper Magra valley between the northern Tuscan-Emilian Apennines and the Apuan Alps. The Magra river runs through Pontremoli. Part of the municipality falls within the Parco Nazionale dell’Appennino Tosco-Emiliano. The nearest ski area is Zum Zeri in the Zeri valley, roughly a 40-minute drive, with larger lifts on the Cerreto side of the Apennines farther away. Pontremoli itself is the main small town nearby, with a substantial historic centre, bridges, the Piagnaro Castle and rail links on the Parma–La Spezia line. The wider Lunigiana area is known for stone villages, castles and chestnut country, and Pontremoli is on the Via Francigena.