Caratteristica abitazione sul fiume
Abitazione in sasso, indipendente da 3 lati, affacciata sul fiume ” Bagnone ” è composta da tre cantine al piano seminterrato ; cucina , soggiorno e bagno al piano terra ; due camere al piano superiore. Struttura e tetto in buone condizioni generali, infissi nuovi, interni da rinnovare. Facile accesso al fiume…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €45,000 for 115 sqm, the ask is €391/sqm, below the Toscana farmhouse baseline of €505/sqm. But the text says interiors need renovation while structure, roof and windows are in good condition, so I estimate about €350/sqm works; effective cost is about €741/sqm, making it a decent but not standout buy.
More on the house and the area
The wow is real here: a stone house hanging over a rocky river in a lush mountain setting, with a striking historic façade and very unusual location. It is not a ruin — roof, structure, windows, bathroom and basic rooms are in place — but the interiors are plain and tired, so this is a usable house that needs meaningful cosmetic updating rather than a turnkey dream home.
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, €350/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€13,000 – €23,000
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 dated and need refreshing/renovation.
- Only exterior and a few interior rooms are shown, so full internal character is unclear.
- Agricultural land is separate from the house (about 500 m away).
- Riverside position may bring damp/humidity concerns in lower levels.
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 and the Apuan Alps both close by. The Bagnone stream runs through the area and the Magra valley is nearby. The Appennino Tosco-Emiliano National Park lies to the east, and the Apuan Alps Regional Park is to the southwest. The nearest developed ski area is Cerreto Laghi, about 1 hour by road. Pontremoli is the nearest larger historic town in the valley, with services and a preserved center; Aulla is the main service town for the lower Lunigiana. The area is known for stone villages, chestnut country, and the historic landscape of Lunigiana with scattered castles across the wider valleys.