A317 Abitazione in centro storico
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…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Listed at €55,000 (≈€458/m²) which is below the Tuscany median of €500/m², but adding an estimated €200/m² for works gives an effective €≈658/m², higher than the regional median so this reduces the score. Positives: habitable condition, methane heating, private courtyard, two stone cellars, 29 photos and an attractive historic-centre location on the Via Francigena.
More on the house and the area
A genuine stone borgo house on the Via Francigena with characterful masonry, shutters and a small private courtyard plus two traditional cellars — clearly habitable and ready to live in. Rooms are spacious but dated (kitchen and bathroom need modernising); excellent value for location in Filattiera with scenic hill views and good road links.
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.
- Dated interiors and kitchen/bathroom — cosmetic updating required to modernise.
- Narrow historic street with limited parking; access typical of old borgo.
- Only one bathroom; courtyard is small (not a large garden).
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.