Rustico/casale in Via Carrà 16
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 per la loro praticità e altre che conquistano...
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
- Kitchen
See what needs doing and what each job costs
The asking price is €435/m², about 14% below the local €505/m² median, with a desirable village setting and 29 photos. However, the listing does not say whether the stone farmhouse is habitable or needs renovation; allowing roughly €200/m² for basic updates brings the effective cost to about €635/m².
More on the house and the area
A solid, roofed village house with attractive balconies, traditional shutters, stone neighbors, and a pleasant view toward the historic church tower. It appears genuinely usable rather than a ruin, but the dated interiors, basic kitchen, and likely modernization needs keep it below dream-home level.
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 dated and need meaningful cosmetic renovation.
- The kitchen appears basic/incomplete, and only one bathroom is listed for five bedrooms.
- Access is through steep pedestrian lanes and exterior stairs; no private garden or parking is shown.
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.