A480 Rustico con Vista
A480 Vicinanze Bagnone, con vista panoramica, struttura in pietra, rustico da ristrutturare con tetto sistemato e strutturalmente sano. Il recupero prevede la possibilità di creare al piano terra cucina, soggiorno, bagno e terrazza. Piano primo con due camere letto e terrazza. Piano sottotetto ad uso ripostiglio. Distanza dal mare 35 km. Uscita autostrada Pontremoli 17 km. Aulla 15 Km.
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listing- On the market for a long time
Must be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Stone farmhouse 90 m² at €22k needs full renovation (roof fixed); I estimate €650/m² (~€58.5k) so effective price ≈ €80.5k (~€894/m²), well above the Tuscany baseline of €500/m². The property has been on the market 313 days, which further weakens the offer.
More on the house and the area
Beautiful stone farmhouse with original beams and an intact roof and a wide panoramic valley view — lots of historic character. The interior is a raw shell (unfinished walls/floors) so it will require a full renovation to become a livable home. Good low-cost opportunity for a buyer who wants a character Tuscan house and can handle renovation and access/utility work.
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.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €650/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€18,000 – €32,000
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.
- Rustico to be renovated inside — no finished floors, kitchen or bathroom shown
- Roof appears recently repaired but full structural/utility checks are recommended
- Steep village site with limited private outdoor space and potentially narrow access
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 both close by. The Bagnone stream runs through the area and the Magra valley is nearby. The Appennino Tosco-Emiliano National Park lies to the east, and the Apuan Alps Regional Park is to the southwest. The nearest developed ski area is Cerreto Laghi, about 1 hour by road. Pontremoli is the nearest larger historic town in the valley, with services and a preserved center; Aulla is the main service town for the lower Lunigiana. The area is known for stone villages, chestnut country, and the historic landscape of Lunigiana with scattered castles across the wider valleys.