Il Rifugio
Il Tuo Rifugio Incantato in Lunigiana: Tradizione, Vista e Relax Se cerchi un angolo di paradiso dove il tempo sembra essersi fermato, questa casetta indipendente a Casa di Loja (Mulazzo) è la risposta ai tuoi desideri. Immersa nel verde della Lunigiana, questa proprietà non è solo una casa, ma un'esperienza sensoriale…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Estimated effective price ≈ €1,033/m² (€50,000 + €12,000 estimated renovation = €62,000) versus local median €659/m², so this habitable house is notably above the area benchmark; good photos, garden and terraces help but do not compensate for the high €/m².
More on the house and the area
A charming, habitable three‑storey cottage with a private garden, terrace and genuine Appennine valley views — move‑in ready and sold furnished. The house is compact but practical; exterior needs some cosmetic upkeep and access is via an outdoor stair.
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€4,000 – €7,000
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.
- Small footprint (≈60 m²) — compact rooms and narrow stairs
- Main entrance via external staircase; may be awkward for some
- Exterior plaster shows wear and would benefit from refresh/maintenance
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 70/100Mountains: the cluster sits in Lunigiana in the foothills of the Tuscan‑Emilian (Appennino tosco‑emiliano / Ligurian Apennines). River: the Magra river valley is the main local river system. Coast: the Ligurian coast (Gulf of La Spezia / Ligurian Sea) lies to the south. Parks: the Apuan Alps (Parco Regionale delle Alpi Apuane) lie to the west of Lunigiana but are mostly outside the immediate 15 km radius. Skiing: there are no local ski lifts; winter resorts in the Tuscan‑Emilian Apennines (for example Abetone) require a long drive. Nearby towns: Aulla (railway station on the Parma–La Spezia line and road links including the A15 autostrada) and Pontremoli (a hill town with a historical centre, shops and services) are the closest larger settlements. Routes and heritage: the Via Francigena pilgrimage route crosses parts of Lunigiana. What the area is known for: Lunigiana is known for medieval castles and towered villages, chestnut woods and local foods such as testaroli; the province (Massa‑Carrara) is also associated with Carrara marble quarries further east.