A400 Appartamento in Castiglione del Terziere
A400 Bagnone nel caratteristico centro storico di Castiglione del Terziere, con vista aperta sulla Valle del Fiume Magra e vista sull'appennino Tosco-Emiliano, proponiamo appartamento in palazzo nobiliare, da ristrutturare, struttura in pietra. 74 mq. calpestabili. Piano secondo ed ultimo, composto di ampio locale da…
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
- Damp
- Heating
- Kitchen
See what needs doing and what each job costs
Asking €53,000 plus an estimated €700/m² renovation (~€59,500) yields an effective price ≈€112,500 or ≈€1,324/m² vs the regional median €500/m², so this is overpriced. The listing has been online 392 days (stale) and the description states 74 m² while the facts list 85 m².
More on the house and the area
A truly scenic, hilltop medieval borgo setting with castle tower and wide valley/mountain views — very photogenic and full of historic stone character. The apartment is roofed and floored but sold 'da ristrutturare', so it’s a bargain project for someone wanting a character home rather than a move-in-ready property.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€17,000 – €30,000
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.
- Requires full interior renovation (plaster, finishes and likely systems)
- Bathroom appears partial/dated and kitchen not fitted
- Top-floor/attic potential but conversion would add cost
- Access via narrow medieval streets; services ~3 km away
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.