Rustico da ricostruire con terreno
Nella frazione di Corlaga, raggiungibile dalla vicina strada asfaltata, collocato in un boschetto di castagni, in zona defilata e riservata, VENDIAMO RUSTICO parzialmente demolito DA RICOSTRUIRE di circa 80 mq, collocato in grande TERRENO di circa 4000 mq, esclusivo ed accorpato, con accesso diretto alla strada.…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovation- On the market for a long time
Must be done first
- Roof
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Price €40,000 for 85 m² but the ad says “parzialmente demolito da ricostruire”; I estimate €1,100/m² reconstruction cost → effective price ≈ €133,500 (~€1,570/m²) vs regional median €500/m². Listing has been online 1,713 days (stale_listing); the 4,000 m² land and separate garage help, but heavy rebuild costs make this an overpriced project.
More on the house and the area
Charming ivy-covered stone shell tucked into about 4,000 m² of chestnut woodland with mountain views and a small garage on the road. Beautiful setting but the building is a partially demolished ruin needing complete rebuilding — a project, not a move-in home.
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€34,000 – €50,000
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.
- Partially demolished / needs full reconstruction (collapsed roof and damaged floors)
- No visible utilities or habitable interior — interior is a rubble-filled shell
- Overgrown site; access on steep/wooded terrain may be awkward
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 Lunigiana, with the northern Tuscan Apennines and the Apuan Alps both close by. The Bagnone stream runs through the area and the Magra valley is nearby. The Appennino Tosco-Emiliano National Park lies to the east, and the Apuan Alps Regional Park is to the southwest. The nearest developed ski area is Cerreto Laghi, about 1 hour by road. Pontremoli is the nearest larger historic town in the valley, with services and a preserved center; Aulla is the main service town for the lower Lunigiana. The area is known for stone villages, chestnut country, and the historic landscape of Lunigiana with scattered castles across the wider valleys.