Stabile in pietra da ristrutturare
Nel cuore del paese di Albiano Magra, terratetto in sasso da ristrutturare, di complessivi 390 mq., disposta su tre livelli composta da: PT cantina. P1 cucina, con pranzo. due ripostigli ampio soggiorno, legnaia, locale di sgombero e camera. P.2 ingresso, soggiorno doppio con terrazza abitabile e panoramica, 3 camere e…
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
- Damp
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
€55,000 for 390 m² but expected renovation ~€650/m² (roof is new) yields total cost ≈€308,500 or ≈€791/m², about 20% above the regional median of €660/m². Good photos and conversion potential help, but the property has been listed 3,595 days (stale_listing), reducing market appeal.
More on the house and the area
A truly characterful stone terratetto with vaulted rooms, original fireplace and a sunny panoramic terrace overlooking the valley and village roofs — great setting and very cheap for its size. The roof is reported new, but most interior spaces need major renovation (holes in floors, damp and messy cellars), so this is a solid restoration project with clear potential rather than a move-in 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, €650/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€77,000 – €137,000
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.
- Extensive interior renovation required (exposed stone, damp, cluttered cellars).
- Some floors/ceilings look unsafe (holes and rotten beams) — structural work likely.
- Only one bathroom shown; conversion needed to create separate units.
- Access through narrow borgo alleys — limited direct parking.
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 73/100The area sits in the lower Magra valley between the Ligurian Apennine foothills and the Gulf of La Spezia. The Magra river is the main watercourse nearby, and the Ligurian coast is a few kilometres away at La Spezia and Lerici. The Montemarcello-Magra-Vara Regional Park extends across the mouth of the Magra and the Vara and Magra valley landscape is part of daily surroundings here. La Spezia is the nearest town of size, with a port, rail links and full services. Lerici and Tellaro on the gulf are close coastal centres, and Portovenere and the Cinque Terre are reachable farther south-west but outside the immediate 15 km landscape. The area is known for the river plain, olive-covered slopes and the transition between inland Lunigiana and the Gulf of La Spezia.