Terratetto nel comune di Tresana
Si propone in vendita terratetto di ampia metratura in lunigiana. Disposto su tre livelli di 80mq calpestabili con ampia cantina doppia e deposito attrezzi con corte esterna. ♦️ Nel comune di Tresana, vi presentiamo questa casa in sasso abitabile. Ampio salone e cucina, con terrazzo a tasca, e ripostiglio al piano…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
I used €700/m² for 'Needs renovation', so total cost ≈€59,000+€57,400=€116,400 or ≈€1,420/m², well above the local median of €658/m². The listing notes the house is partly livable in summer and includes ~10,000 m² of outlying land, but the stated condition vs the price is contradictory and justifies a cautious, lower score.
More on the house and the area
Attractive stone terratetto with a small balcony, olive garden and panoramic views over the Lunigiana hills — classic Tuscan character and a large nearby plot (≈10,000 m²). The house is essentially habitable (furnished rooms, kitchen and a windowed bathroom) but needs updating and work on the cellar/deposit areas and modern heating for year‑round comfort.
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€16,000 – €29,000
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 and updating (listed as "needs renovation")
- Lower-level cantina/deposit areas are raw and used for storage
- Top floor reached by a narrow spiral staircase, not suitable for all users
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.