Casa Colonica Toscana, rustico in sasso con terreno
In una piccola e silenziosa frazione, VENDIAMO ampio rustico in sasso DA RISTRUTTURARE con GRANDE TERRAZZO, AIA, PARCHEGGIO, ampio TERRENO e ZONA PORTICATA. Abitazione di circa 160 mq suddivisa in 13 locali.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovation- On the market for a long time
Must be done first
- Wiring
See what needs doing and what each job costs
Asking €70,000 plus estimated renovation €700/m² (160 m² → €112,000) gives an effective price of ≈€182,000 or ≈€1,138/m², far above the area's median of ≈€660/m². The property has been on the market 3,544 days (stale listing), so the market has been rejecting this price.
More on the house and the area
Lovely stone town-house with characteristic arches, a large terrace and dramatic mountain/valley views in Lunigiana. The building is intact and clearly a real house but the interiors are dated and need renovation — a strong, affordable project for someone who wants an authentic Tuscan home.
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€32,000 – €56,000
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.
- Property clearly needs renovation (cosmetic + likely systems upgrade).
- Photos show dark, worn interiors — expect replacement of finishes and possibly windows/heating.
- Narrow village roads and stepped access may limit large deliveries / heavy machinery.
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 within the local landscape. The Bagnone river runs through the area, and the Magra valley is the main corridor nearby. The Appennino Tosco-Emiliano National Park lies to the east within this part of the province, and the Apuan Alps Regional Park is nearby to the southwest. The nearest larger centres are Pontremoli and Aulla for everyday services, while Massa and La Spezia are the closest bigger cities with hospitals, rail links and full urban services. This area is known for stone villages, chestnut country and the historic Lunigiana landscape of valleys, wooded slopes and small castles.