Villa bifamiliare in Bagnone
Casa in Lunigiana nel comune di Bagnone, al piano prima di arrivare nel paese. La casa si sviluppa su due piani. Primo piano composto da, corridoio d'ingresso, sala, cucina, bagno e portafinestra che porta al terrazzo abitabile con tavolo, sedie e ombrellone. Al secondo piano due camere matrimoniali molto spaziose e…
What it really costs
Can you move in?
Move in as it is
In the listingHabitable- On the market for a long time
See what needs doing and what each job costs
Estimated renovation €200/m² gives total cost ≈ €125,400 or about €988/m², versus the local median of €531/m² — well above typical prices. The house lacks a proper heating system and has worn wooden windows; it has been on the market 406 days (stale listing).
More on the house and the area
Attractive, characterful Tuscan villa with frescoed ceilings, original patterned floors and multiple terraces plus a fenced garden, pergola and garage. The house is lived-in and usable today but needs heating installation, window work and some stove/fireplace repairs for full comfort.
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€8,000 – €14,000
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.
- Habitable but needs heating installed (only stoves present).
- Some wooden windows are in poor condition and will need repair or replacement.
- Fireplace/stove in the kitchen needs fixing; only one small bathroom.
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.