A339 Abitazione in centro storico
A339 Bagnone nella frazione di Lusana a circa 5 km dai servizi, proponiamo abitazione all'interno del centro storico disposta su tre livelli. Abitabile, parzialmente arredata. Piano terra composto di cucina con camino. Piano primo composto di soggiorno, bagno e balcone. Piano secondo composto di due camere letto.…
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
Listing is habitable but expensive: price €65,000 + estimated renovation €19,000 (95 m² × €200/m²) → effective ≈ €84,000 or ≈ €884/m² vs regional median €500/m²; the property has been listed 501 days (stale).
More on the house and the area
Charming stone-fronted townhouse in a tiny Tuscan borgo with a vaulted cellar, working fireplace/woodstove and a small balcony looking onto green hills. The property is habitable now but the kitchen and some finishes are dated — a modest refresh would turn it into a very attractive, move-in country home at a bargain price.
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€6,000 – €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.
- Small rooms and only one bathroom; limited storage.
- Dated kitchen and finishes — light modernisation recommended.
- Located in narrow historic lanes so parking/access and services are about 5 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.