Villa bifamiliare in Zeri
50 km dal mare di Levanto e Le Cinque Terre e 5 minuti dalle piste da sci. LUNIGIANA sull'antica VIA FRANCIGENA, vendesi villetta semindipendente, libera su tre lati, composta da: Ingresso indipendente da scala esterna, soggiorno con cucina a vista e camino, camera matrimoniale, cameretta e bagno al piano primo, ampia…
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
Effective price ≈ €97,000 (€77k + €20k renovation) = €970/m² vs regional median ~€531/m², so this is well above local norms; property is habitable and sold furnished with solar and pellet stove, but it has been on market 1,841 days (stale_listing).
More on the house and the area
A solid, semi‑independent villa that is genuinely habitable now — functioning kitchen, pellet stove and solar panels, garage and cellar. Modest but private garden and a pleasant mountain/valley view make this a real Tuscan bargain close to Cinque Terre, though the interiors are dated and would benefit from modernisation.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€7,000 – €11,000
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.
- Dated, pine‑panelled interior — cosmetic updating recommended
- Sea is distant (about 24 km); views are of hills/mountains rather than coastline
- Access via external stair to main entrance
- Garden is modest (~150 m²)
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 Tuscan-Emilian Apennines, in the upper valleys around Zeri close to the Cisa mountain country. The Gordana torrent and its side valleys cut through chestnut woods and pasture, with the Apuan Alps visible farther southwest but mostly outside the immediate 15 km landscape. The area lies next to the Parco Naturale Regionale delle Alpi Apuane on its southwestern side, while the local setting itself is mainly mountain hamlets, forest and high meadows rather than a major protected landmark. The nearest substantial town is Pontremoli, which has a preserved historic centre and services, and this part of Lunigiana is known for stone villages, chestnut country and the Apennine passes between Tuscany, Liguria and Emilia.