Casa bifamiliare in Via Alberico Benedicenti 10
A334 Esistono luoghi capaci di trasmettere una sensazione speciale fin dal primo sguardo. Questa affascinante abitazione situata nel centro storico di Mocrone, suggestiva frazione di Villafranca in Lunigiana, è uno di quei luoghi. Inserita in un caratteristico contesto di borgo, tra antiche costruzioni in pietra e…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Price €97,000 for 148 m² plus an estimated €200/m² renovation (~€29,600) gives an effective ≈€855/m², which is well above the regional median of €667/m²; the listing does not state the property condition, so assume some works are needed, making this a fair (not exceptional) deal.
More on the house and the area
A solid, move-in-ready village house with pleasant, bright rooms, wooden floors and a small balcony overlooking green hills. Not a luxury showstopper but a characterful, affordable home in a classic Lunigiana borgo — ideal for someone who wants to live in an authentic Tuscan village rather than a remote countryside estate.
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€10,000 – €16,000
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.
- No private garden or outdoor living area shown; parking is communal in the village square.
- House is a village-centre home — expect street/neighbor noise and shared access areas.
- Listing lacks full technical info (roof age, energy class) — verify systems and any needed maintenance.
- Interior photos show kitchen and living room in good condition but limited detail on bedrooms/bathrooms.
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.