Rustico in sasso con giardino
Nel caratteristico borgo di Filattiera proponiamo questa proprietà in sasso ristrutturata da adibire ad uso abitativo o a struttura ricettiva/affitta camere. Disposta su più livelli è stata ristrutturata e necessita solo di alcune finiture per renderla abitabile tutto l'anno. La panoramicissima terrazza e il giardino…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- On the market for a long time
Must be done first
- Heating
See what needs doing and what each job costs
€75,000 plus an estimated €120/m² renovation (€34.8k) yields an effective ~€380/m² versus the regional median ~€500/m², a clear bargain; description says recently renovated with roof and double-glazed windows in order and only finishing works needed. The property has been listed 1001 days (stale_listing), so the score is capped despite the strong discount.
More on the house and the area
Lovely stone farmhouse in a borgo with a private garden and a panoramic rooftop terrace overlooking the Apennines — very photogenic exterior and real historic character. Interiors are habitable now (kitchen and bathroom present) but show plaster damage and dated finishes, so light-to-moderate works are needed to make it a comfortable year‑round home. Excellent size and price for the setting, a strong value for buyers who want a character home they can upgrade.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €120/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€12,000 – €20,000
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.
- Needs cosmetic finishing and plaster/ceiling repairs in several rooms
- Only one bathroom for a large 4‑bed property (would likely need an extra bathroom)
- Some fittings and fixtures are dated and the terrace/outsheds need tidying/repair
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.