Casa indipendente in Via Noce 17
Nel cuore del borgo, dove il tempo sembra essersi fermato.. . A Zeri (MS) fraz. Noce, in un caratteristico borgo immerso nella tranquillità e nella bellezza della natura, proponiamo in vendita una casa semindipendente dal fascino autentico, ideale per chi sogna una seconda casa, un rifugio lontano dal caos o un…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
The asking price is attractive at €465/m² versus a €692/m² local benchmark, with 33 photos and a substantial 127 m² layout. However, the listing does not state the condition and presents the home as an authentic property to be enhanced in a quiet rural hamlet, so a meaningful renovation budget could erase the apparent discount.
More on the house and the area
This is a genuinely livable stone village house with strong historic character, a generous terrace, and exceptional wooded mountain views. The interiors are traditional and somewhat old-fashioned rather than stylish, but the fitted kitchen, tiled floors, furnished rooms, sound roof, and maintained exterior make it a real home rather than a renovation shell.
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, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€15,000 – €25,000
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.
- Interiors are fully usable but dated and would benefit from cosmetic updating.
- The steep, stepped village access may be challenging for parking, deliveries, or reduced mobility.
- Only one bathroom is shown/listed for a 127 sqm, five-bedroom home; utilities and heating should be verified.
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 Tuscan-Emilian Apennines, in the upper valleys around Zeri close to the Cisa mountain country. The Gordana torrent and its side valleys cut through chestnut woods and pasture, with the Apuan Alps visible farther southwest but mostly outside the immediate 15 km landscape. The area lies next to the Parco Naturale Regionale delle Alpi Apuane on its southwestern side, while the local setting itself is mainly mountain hamlets, forest and high meadows rather than a major protected landmark. The nearest substantial town is Pontremoli, which has a preserved historic centre and services, and this part of Lunigiana is known for stone villages, chestnut country and the Apennine passes between Tuscany, Liguria and Emilia.