Rustico, Casale in Vendita in Via Orturano 5 a Bagnone
A soli 2,5 km da Bagnone, in un piccolo e caratteristico borgo, proponiamo casa in pietra terratetto disposta su tre livelli, abitabile subitoe ricca di elementi originali tipici della tradizione locale. La casa si trova a pochi minuti dal centro di Bagnone, uno dei borghi medievali piu suggestivi della Lunigiana,…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Listing price €95,000 plus estimated renovation €36,000 (200 €/m²) gives an effective ≈€728/m², well above the Tuscany baseline of €500/m²; the house is described as 'abitabile subito' with 45 photos and working heating, which supports a modest renovation estimate.
More on the house and the area
A beautifully preserved stone terraced house in a tiny medieval borgo with original vaulted taverna, brick fireplace/wood oven and rustic terracotta/stone details. The property is described as habitable with gas heating so it reads as a ready-to-live-in, characterful home, though outdoor space is minimal and parking is a short walk away.
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€12,000 – €20,000
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.
- Car parking is about 50 m from the front door — narrow borgo lane with no private driveway.
- Lower taverna rooms are low and have limited natural light; bathrooms are small.
- Photos show the charming living spaces but check condition/layout of upstairs bedrooms and terrace in person.
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.