Baita di montagna con terreno accorpato
In una piccola frazione del Comune, a circa 800 metri sul livello del mare, a pochi km da Patigno, posizionata a confine con la Liguria. La proprietà è costituita da un cascina/stalla posta su due livelli per circa 120 mq totali , completamente da ristrutturare ,possibilità di cambio destinazione d'uso e possibilità…
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
- Structure
- Roof
- Windows
See what needs doing and what each job costs
The €40,000 asking price looks low (€333/m²) but this is a cascina/stalla that needs full conversion; I estimate €1,100/m² to rebuild/convert, giving an effective price of ~€172,000 (~€1,433/m²) versus the regional median of €691/m². The property has been on market 1,792 days, so the market has been rejecting this price.
More on the house and the area
Beautiful, remote high‑meadow setting with classic stone-and-wood barn, mature walnut and about 9,000 m² of land and lovely mountain views. The building is intact but derelict and needs substantial work (roof, timber and interior) — a charming conversion project rather than an immediately livable 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€48,000 – €70,000
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.
- Substantial renovation required — roof tiles, timber cladding and some stonework show decay.
- Not move‑in ready: likely no finished floors, kitchens or bathrooms inside.
- Access on a steep/pathway and working at 800 m altitude could add cost; utilities are only nearby, not guaranteed connected.
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 is in the upper Val di Vara on the Ligurian side of the Apennines, close to the Cisa ridge and the Tuscan-Emilian border. The Vara river basin and its wooded side valleys define the landscape here. The area touches the Parco Naturale Regionale di Montemarcello-Magra-Vara farther down the valley, but around Zeri itself the immediate surroundings are mainly mountain pasture, chestnut woods and Apennine hamlets. The nearest larger centres used for services are Pontremoli and Sarzana/La Spezia in different directions, with rail links and full everyday services outside the mountains. The area is known locally for upland pastures and scattered stone villages of Lunigiana and the upper Vara.