A324 Abitazione in centro storico
A324 FILATTIERA, Una casa nel cuore del borgo dove il tempo sembra rallentare. Pietra, indipendenza, tranquillità e una vista suggestiva sulla torre della Chiesa di San Giorgio: questa è una casa da vivere con lentezza, perfetta per chi sogna un rifugio autentico nel cuore della Lunigiana. Ci sono case che si scelgono…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €435/m², this habitable 115 m² stone townhouse is attractively priced upfront, but allowing about €23,000 for normal upgrades brings the effective cost to roughly €635/m² versus a €505/m² local benchmark. Its historic-center setting, terrace, cellar, double glazing and new boiler support the price, though it is not a deep-discount deal after adjustment.
More on the house and the area
A genuinely atmospheric, independent village house in historic Filattiera, with stone neighbors, traditional shutters, generous terraces and a balcony facing the church tower. The house is roofed, floored, heated and clearly usable, with two bedrooms and a cellar, but the interiors are dated and the kitchen needs attention rather than being move-in polished. At €50,000, the combination of authentic borgo character, outdoor space and livability is a strong value.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€8,000 – €13,000
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 habitable but dated and would benefit from renovation and modernization.
- The kitchen appears incomplete or minimally equipped, and only one bathroom is shown.
- Historic-center access involves multiple exterior steps; parking is not directly at the house.
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 71/100The cluster is in the upper Lunigiana, with the northern Tuscan Apennines close by and the Apuan Alps within roughly this radius to the southwest. The Magra valley runs through the area. Part of the territory of Filattiera falls in the Parco Nazionale dell’Appennino Tosco-Emiliano. The nearest skiing is on the Zum Zeri slopes, roughly a 35–45 minute drive depending on the exact hamlet. Pontremoli is the nearest substantial town, with a rail station, services, and a preserved historic centre; Aulla is the larger service hub farther down the valley. The wider Lunigiana area is known for stone villages, castles and the Via Francigena corridor through the Magra valley.