Rustico in Pontremoli
Grande rustico in pietra INDIPENDENTE ai margini di un borgo a 4 Km dal centro di Pontremoli. Metratura all'incirca di 500 mq; possibilità di ricavare più unità abitative, ideale per attività turistico-ricettive. Particolari portali in pietra, tetto in parte in piagne, posizione soleggiata e panoramica. Oggetto…
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
- Bathroom
- Kitchen
See what needs doing and what each job costs
Huge 500 m² stone farmhouse asking €69,000 but in “needs renovation” condition; estimated renovation ≈ €700/m² gives an effective price of ≈€419,000 (≈€838/m²) vs regional median €500/m². The property has been listed 5,837 days, so it is a stale listing.
More on the house and the area
Lovely stone borgo complex with original portals, vaulted stone rooms and a panoramic sunny position above the valley. Large 500 m² project with strong historic character and excellent value, but it needs significant restoration before it becomes a livable home or tourist accommodation.
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€99,000 – €176,000
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 requires substantial renovation (roof, floors and services)
- Some rooms show rubble/damp and are not immediately habitable
- Access appears via a narrow borgo lane — limited vehicle access likely
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 upper Magra valley, with the northern Tuscan-Emilian Apennines and the Ligurian Apennines around it. The Magra river runs through Pontremoli. The area is part of the historical Lunigiana, with wooded ridges, cultivated valley floor and stone hamlets on the slopes. The nearest ski lifts are the Zum Zeri area in the Zeri mountains, roughly 30–40 minutes by road depending on the access point. Pontremoli itself is the main town nearby and has a substantial preserved historic centre, the Castello del Piagnaro and services for the upper valley. Pontremoli holds Bandiera Arancione status. The wider area is known for Lunigiana castles, the Via Francigena and testaroli.