Casa di paese in Caprio, Filattiera
In piccola frazione collinare ottimamente esposta, comoda ai servizi essenziali ed ideale per chi ha un budget di spesa ridotto, terra-tetto in pietra composta al P. 2St e 1St da 4 cantine; al P. t da soggiorno con zona cottura, camera e servizi; al P. 1°due camere e terrazzo. COMPLETANO LA PROPRIETA' UNA CORTE E UNA…
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
Price €45,000 plus estimated renovation €200/m² (143 m² → €28,600) gives an effective cost ≈ €73,600 or ≈ €515/m², slightly above the regional median of €500/m². The ad says "subito abitabile" and includes 24 photos, but it has been listed 1,769 days (stale listing), so this looks like a fair rather than exceptional bargain.
More on the house and the area
Pretty stone exterior, a large tiled courtyard/terrace (≈43 sqm) and a handsome brick fireplace give real Tuscan character. The house is immediately habitable but clearly dated inside and would benefit from cosmetic renovation to become a comfortable permanent home or a cosy holiday/B&B.
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€10,000 – €16,000
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.
- Interiors are dated and need cosmetic updating (pink paint, old fixtures).
- Only one bathroom for full house; limited modern comforts.
- Exterior/roof and courtyard show wear and the garden is overgrown — some maintenance required.
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.