Casa di paese in via Gigliana, Filattiera
IN ESCLUSIVA: In borgo medioevale panoramico, porzione di fabbricato con sasso a vista, attualmete a destinazione C/2, composto al P. T da piccolo vano d'ingresso a due ampi fondi voltati comunicanti; al P. 1° terrazza abitabile di circ. 15 mq di accesso a due vani comunicanti (ex Fienile ) con altezza massima di 4,55…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
- On the market for a long time
Must be done first
- Plumbing
- Bathroom
- Kitchen
See what needs doing and what each job costs
Property is currently classed C/2 (storage) and requires a formal change of use to become a dwelling. Price €17,000 plus estimated restoration €1,100/m² → total ≈ €137,000 (≈€1,256/m²), well above the regional baseline of €500/m²; listing has been on market 1,769 days.
More on the house and the area
Beautiful stone farmhouse in a medieval borgo with original vaulted rooms, exposed beams and a sunny terrace overlooking rolling Tuscan hills. The shell and roof are largely in place, but the interior is a full renovation project (no services or bathroom currently) and will require change-of-use approval — excellent bargain if you want an authentic restoration project.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€43,000 – €64,000
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.
- Currently classed C/2 (storage) — change of use and municipal approvals required to make it a home
- Needs complete internal renovation: no visible bathroom or kitchen, wiring/plumbing absent or outdated
- Property is cluttered and shows damp/moss in places — structural and roof inspection recommended
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.