Rustico - Casale in Filattiera
Tutta al primo piano, casa rustica nel borgo da riattare composta di veranda d'ingresso,soggiorno,cucina,tre camere, bagno,studio e grande sottotetto recuperabile da ristrutturale. Possibile l'acquisto a parte di un locale magazzino al p.t. .
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 €70,000 plus an estimated €700/m² renovation (150 m²) gives an effective €175,000 or ~€1,167/m² versus the regional median ~€500/m², so it's clearly above market. The description says “da riattare” yet the listing is marked habitable, and the property has been on the market 4,630 days (stale_listing).
More on the house and the area
A characterful borgo house in Tuscany with vaulted rooms, stone walls and high ceilings and a large recoverable attic. The property is basically habitable and offers real historic charm and space for conversion, but it needs renovation/finishing (attic/roof, modern services) and has no private garden so budget for works is required.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€30,000 – €53,000
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 updating/renovation (veranda, finishes) and attic/roof work to be fully usable
- Only one bathroom
- No private garden; limited outdoor space
- Village location may mean limited parking and narrow access
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.