Rustico - Casale in Mulazzo
In piccola frazione del comune, in un tranquillissimo paesaggio di collina, a pochi km dalle cittadine principali. VENDIAMO interessante fabbricato TERRATETTO IN SASSO, già abitabile ma abbisognevole di lavori di ristrutturazione. Attualmente la parte abitabile ha: due camere da letto, bagno, cucina abitabile, salotto.…
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
- Windows
See what needs doing and what each job costs
As listed it's €75,000 for 220 m² (listed €341/m²) and the house is described as already habitable but needing works; I estimate €400/m² in renovations → effective price ≈ €163,000 or ≈ €741/m², well above the regional baseline of €500/m². The property has been on the market 4,657 days (stale listing), which limits upside.
More on the house and the area
A charming stone terraced farmhouse with a large paved terrace and traditional masonry character; part of the house is already habitable but substantial renovation/connection of cellar rooms is needed. Good value for a characterful Tuscany home once renovated.
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.
Our read of the photos, €400/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€25,000 – €43,000
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.
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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 renovation — part of the building is cellar/ancillary space that must be converted to expand living area
- Currently only one bathroom and two bedrooms in the habitable portion
- Several small parcels of land sold with the property (some nearby, some scattered)
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 area sits in the Lunigiana, with the northern Tuscan Apennine ridges close by and the Apuan Alps within the wider skyline to the south-west. The Magra valley is the main landscape feature here, with wooded slopes, small farmed terraces and scattered stone villages around the river basin. The Parco Nazionale dell'Appennino Tosco-Emiliano lies farther north and does not fall inside the immediate 15 km landscape. Aulla is the nearest town of size, with rail links, shops and everyday services. Pontremoli is also nearby and has a substantial historic centre and the Museo delle Statue Stele Lunigianesi. This part of Lunigiana is known for hill villages, chestnut country and a marked concentration of medieval castles, including the castle at Tresana itself. The Ligurian coast and the Cinque Terre side of the Riviera are reachable by road or rail, but they are outside the local landscape and do not affect the score.