Rustico - Casale in Pontremoli
Bellissimo rustico nel borgo di ampia metratura. A 18 Km da Pontremoli. Interamente in pietra, disposto su 2 livelli con possibilità terzo livello. Particolari stipiti in pietra su porte e finestre, antico forno a legna interno, camino, pavimenti in piagne e cotto antico, soffitti a cassettoni. Tetto in piagne in parte rifatto recentemente. Adatto come B&B o come casa di sapore.
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
- Roof
- Damp
- Wiring
- Plumbing
- Bathroom
See what needs doing and what each job costs
300 m² stone farmhouse asking €45,000 but listed as 'Needs renovation' — estimated renovation €700/m² (~€210,000) makes the effective price ≈€255,000 or ≈€850/m² versus the regional median of €500/m². Listed 4,615 days (stale listing); nice period features and partial roof work help but the heavy renovation cost pushes this into a fair/expensive project.
More on the house and the area
A large, authentic stone borgo house with attractive original features (wooden coffered ceilings, an internal wood oven, stone arches and handsome facade). Beautiful character and great B&B potential, but it is not move‑in ready and will need substantial renovation and services installed.
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€59,000 – €105,000
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.
- Needs comprehensive renovation (no bathrooms shown, utilities likely absent).
- Interior clutter, rubble and signs of damp/decay — significant clean‑up and repairs required.
- Roof partly redone but have a structural and systems survey before purchase.
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 close by and the Apuan Alps visible to the southwest. The Magra valley runs through this area, with wooded slopes, farmed terraces and small stone villages on the valley sides. The Parco Nazionale dell'Appennino Tosco-Emiliano lies to the east within this part of the upper Lunigiana, and the Apuan Alps Regional Park is also nearby on the Massa-Carrara side. The nearest ski area is Zum Zeri in the Zeri mountains, roughly a 35–45 minute drive depending on the exact hamlet. Pontremoli is the nearest town of size, with services, a railway station and a substantial historic centre; Aulla is the other main service town down the valley. The area is known for Lunigiana hill villages, medieval parish churches and castles, and for the Via Francigena crossing the Magra valley.