Rustico in Bagnone
INCREDIBILE ! Questo rudere storico con vista stupenda, da ricostruire completamente, lo diamo PRATICAMENTE IN REGALO. Posto in una frazione del comune di Bagnone, questo antico fabbricato in pietra a vista è quasi completamente crollato, ma si conserva ancora bene il voltone sottoterrazzo che è una delle antiche porte…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- On the market for a long time
See what needs doing and what each job costs
The building is described as 'quasi completamente crollato' and effectively a ruin requiring full reconstruction; I estimate rebuild costs ≈ €1,100/m² (170 m² → €187,000) so effective cost ≈ €197,000 (~€1,160/m²), well above the regional baseline of €500/m². The listing has been online 4,660 days and the seller mandates using their studio's project, so this is a structural reconstruction project (not a straightforward renovation) and flagged as a trap.
More on the house and the area
A photogenic medieval stone ruin with a surviving vaulted arch and panoramic views to the Alpi Apuane — very charming and historically interesting. That said it is essentially a collapsed shell that needs complete rebuild and is not a ready home; the price reflects a major restoration project with obligations to use the seller's 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€67,000 – €99,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Almost completely collapsed — essentially a rudere requiring full reconstruction
- No usable roof/floors or services in photos — not move-inable
- Purchase obliges using the agency's restoration project and likely incurs significant structural and planning costs
- Possible access/structural stability issues and hidden expenses
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 72/100The cluster is in the Lunigiana, with the northern Tuscan Apennines and the Apuan Alps within the local landscape. The Bagnone river runs through the area, and the Magra valley is the main corridor nearby. The Appennino Tosco-Emiliano National Park lies to the east within this part of the province, and the Apuan Alps Regional Park is nearby to the southwest. The nearest larger centres are Pontremoli and Aulla for everyday services, while Massa and La Spezia are the closest bigger cities with hospitals, rail links and full urban services. This area is known for stone villages, chestnut country and the historic Lunigiana landscape of valleys, wooded slopes and small castles.