Rustico in Bagnone
Rustico con vista panoramica immerso in un incantevole borgo classificato come patrimonio storico, a pochi passi dal castello di Castillone e a pochi chilometri da Bagnone e Villafranca. Questo annuncio è l'ideale per chi cerca una grande superficie abitabile, una vista mozzafiato, un terreno adiacente a un prezzo…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovation- On the market for a long time
Must be done first
- Roof
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Estimated renovation €500/m² → effective price ≈ €211,500 or ≈€856/m², well above the regional median of €500/m². The property has been listed 303 days (stale) and the text mentions major works despite the 'Needs renovation' label, which lowers confidence.
More on the house and the area
A very photogenic, historic stone house with dramatic arches, original beams and a breathtaking panoramic valley/mountain view — clearly a dream setting. The building is partly sound (intact roof/beautiful restored ceilings in places) but much of the interior and outbuildings are unfinished and will require real renovation before full-time living.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€28,000 – €48,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Property needs renovation — many rooms look rough/unfinished (no obvious bathroom/kitchen).
- Several doors/windows boarded and some areas appear improvised — expect structural/utility work.
- Site is terraced on a steep slope which may complicate access, landscaping and renovation logistics.
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 72/100The cluster is in the Lunigiana, with the northern Tuscan Apennines and the Apuan Alps within the local landscape. The Bagnone river runs through the area, and the Magra valley is the main corridor nearby. The Appennino Tosco-Emiliano National Park lies to the east within this part of the province, and the Apuan Alps Regional Park is nearby to the southwest. The nearest larger centres are Pontremoli and Aulla for everyday services, while Massa and La Spezia are the closest bigger cities with hospitals, rail links and full urban services. This area is known for stone villages, chestnut country and the historic Lunigiana landscape of valleys, wooded slopes and small castles.