Villetta a schiera in strada Provinciale Gigliana, Filattiera
IN ESCLUSIVA- Con esposizione panoramica mozzafiato sulla vallata, in piccolo borgo medioevale lunigianese comodo ai servizi essenziali (autostrada raggiungibile in pochi minuti) porzione di fabbricato IN SASSO, con ingresso indipendente, composta da 2 vani comunicanti con terrazzo e piccola latrina al P. 1° (ed…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listing- On the market for a long time
Must be done first
- Damp
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
Price €15,000 plus an estimated light-renovation cost of €200/m² → effective €26,000 (~€473/m²), about 11% below the regional median of €531/m²; panoramic medieval-borgo location and 21 photos support the listing. However the property has been listed 1,769 days (stale listing), so the score is capped.
More on the house and the area
Stone house in a medieval hill village with a dramatic panoramic valley view and an original vaulted cellar. The property is roofed and laid out as two habitable rooms plus a tiny latrine, so it can be used after cleaning, but needs cosmetic renovation and some repairs. Excellent low‑price opportunity for a seaside base or a year‑round nature retreat for walkers/foragers.
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€4,000 – €6,000
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.
- Cosmetic and functional renovation required (kitchen not shown, general updating needed)
- Only a small latrine shown — bathroom upgrade likely needed
- Signs of damp / ceiling staining in rooms
- Terrace railings and basement are rusty/cluttered and need repair/clearance
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.