Rustico/casale in Borgo di San Maria 14
A317 Nel cuore storico di Filattiera, lungo la Via Francigena, una casa dal carattere autentico: due camere, corte privata, due cantine in sasso e tutta la magia di un borgo immerso nelle colline della Lunigiana. Ci sono case che si visitano. E poi ci sono case che, appena varcata la soglia, riescono a trasmettere una sensazione precisa: quella di essere...
What it really costs
See what needs doing and what each job costs
At €458/m², the asking price is 10% below the €509/m² Toscana farmhouse baseline, but the unknown condition makes the effective estimate about €658/m² after €24,000 of renovation allowance. The historic Filattiera setting on the Via Francigena and 30 photos add appeal, but the incomplete description provides too little evidence for a stronger score.
More on the house and the area
A genuinely atmospheric historic-borgo house in Filattiera, with stone surroundings, traditional shutters, arched openings, tiled floors and a strong Lunigiana village setting. The interiors are complete and usable rather than a shell, including a functioning kitchen, furnished bedroom and stair access, but the house is plain and dated inside and will need cosmetic updating.
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.
- The home is livable but dated, with basic kitchen and finishes that would benefit from refreshing.
- The exterior shows worn render and localized masonry damage that should be inspected.
- Only one bathroom is listed for a five-bedroom layout.
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.