Rustico - Casale in Bagnone
splendido rustico in pietra a vista da ristrutturare a circa 700 mt. dal centro. giardino esclusivo di 300 mq. vista panoramica
What it really costs
Can you move in?
Not before the basics are done
In the listingRenovatedThe photographs say otherwise, and we go by the photographs.
- On the market for a long time
Must be done first
- Damp
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
The ad calls the property "Renovated" but the text says "da ristrutturare"; I estimate renovation at €700/m² → €140,000 on 200 m². Effective price ≈ €217,000 (≈€1,085/m²) vs local median €500/m², and the listing has been online 5,837 days.
More on the house and the area
Attractive stone farmhouse with classic Tuscan character, a private 300 m² garden and open hill views — very photogenic exterior and real potential. The building appears structurally present (roof and floors visible) but needs substantial renovation inside (windows, hearth, finishes and services) before it’s a comfortable home, making this a strong bargain-for-restoration.
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€40,000 – €70,000
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.
- Sold as a renovator’s project — interior finishes, windows and fireplace are dilapidated and will need work
- Photos don’t prove modern utilities or a finished kitchen/bath; expect full systems upgrade
- Condition of roof/structural elements not fully documented — survey 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 72/100The cluster is in the Lunigiana, with the northern Tuscan Apennines and the Apuan Alps both close by. The Bagnone stream runs through the area and the Magra valley is nearby. The Appennino Tosco-Emiliano National Park lies to the east, and the Apuan Alps Regional Park is to the southwest. The nearest developed ski area is Cerreto Laghi, about 1 hour by road. Pontremoli is the nearest larger historic town in the valley, with services and a preserved center; Aulla is the main service town for the lower Lunigiana. The area is known for stone villages, chestnut country, and the historic landscape of Lunigiana with scattered castles across the wider valleys.