Bagnone - indipendente da 3 lati ristrutturata
In collina, abitazione in sasso all’interno di un caratteristico borgo. Composta al piano seminterrato da due cantine ; al piano terra da cucina, bagno e terrazza panoramica , tramite scala a chiocciola si accede al primo piano composto due camere e bagno . Altra camera al piano superiore. Piccolo spazio esterno di proprietà adiacente al fabbricato . Riscaldamento autonomo, abitabile subito
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
Effective price ≈ €90k (€70k + €20k estimated renovation) → €900/m2 vs local median €691/m2 (≈30% above baseline). Property is habitable with heating and 19 photos, but it’s been listed 440 days (stale_listing), so the market is signalling this price is high.
More on the house and the area
A very charming stone house tucked into a hilltop Tuscan borgo with a vaulted cellar, a covered panoramic terrace and genuine valley views — exactly the kind of setting people dream about. The property is habitable now but needs cosmetic refreshing and you should expect tight medieval access and only a small private outdoor area.
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€7,000 – €11,000
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.
- Narrow medieval streets and limited/remote parking
- Small outdoor space; terrace is compact
- Cosmetic updating needed (peeling plaster, dated finishes)
- Steep/narrow external stairs and tight access between buildings
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.