Rustico da riattare
Grande complesso di rustici in pietra da ristrutturare a 10 km dal centro di Pontremoli. Disposto su tre livelli per una metratura di 400 mq, anche divisibile in diverse unità abitative. Opportunità di ricavare soppalchi in molti vani. Terreno esclusivo di 750 mq con possibilità di acquistare altro terreno. Grande…
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
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Listed at EUR 150/m2 (EUR 45k) but estimated renovation ~EUR 700/m2 → effective price ≈ EUR 850/m2 (total ≈ EUR 255k), well above the regional baseline of EUR 500/m2. Also been on the market 4,659 days and the description claims 400 m2 while the facts record 300 m2.
More on the house and the area
Attractive cluster of stone farm buildings with original beams, vaulted cellar, olive trees and a large panoramic terrace — very photogenic and well sited. The complex is sold as a renovation project and will need substantial structural and cosmetic work, making it best for buyers planning a full restoration or a tourism conversion.
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.
- Major renovation required including roof repairs and interior rebuilds
- Some parts show partial collapse/structural deterioration — likely need reinforcement
- Not move-in ready; utilities/finishes will need installation or upgrading
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.