Fivizzano, Lunigiana, Tuscany, Italy

A former watermill and stone farmhouse with waterside land and hospitality potential in northern Tuscany
A substantial former watermill with a new roof, a separate stone farmhouse and approximately 5,000 sq m of land bordering a stream: La Cartiera offers the opportunity to create a distinctive hospitality destination in Lunigiana, northern Tuscany.
The property comprises an approximately 1,200 sq m mill arranged over four levels and an approximately 450 sq m farmhouse over three levels. Its sunny, private setting, traditional stone architecture and good vehicle access provide an appealing foundation for an ambitious restoration project.
Located in Soliera, within the municipality of Fivizzano, La Cartiera combines countryside character with practical connections, including motorway access approximately ten kilometres away. A feasibility study with development proposals and estimated transformation costs is available through Pianta Immobiliare.
KEY FEATURES
* Former watermill of approximately 1,200 sq m over four levels
* Separate stone farmhouse of approximately 450 sq m over three levels
* Approximately 5,000 sq m of land bordering a stream
* New roof to the former mill
* Mill requiring partial renovation; farmhouse requiring refurbishment
* Sunny, private setting with traditional stone architecture
* Good vehicle access
* Potential to explore a boutique hospitality or retreat concept
* Motorway connection approximately 10 km away
* Feasibility study available through Pianta Immobiliare
THE OPPORTUNITY
La Cartiera's appeal lies in the relationship between its two substantial buildings and their waterside setting. The former mill provides the scale to explore guest accommodation alongside shared dining, relaxation and activity spaces, while the separate farmhouse introduces flexibility within an overall development plan.
For an investor or hospitality operator, this creates scope to investigate a boutique hotel, a countryside retreat or a collection of guest suites with communal facilities. The farmhouse could be considered for complementary accommodation or an owner's or manager's residence, depending on the approved scheme.
The stone buildings and former water-powered industrial use give the property a distinctive identity around which to develop a coherent architectural and hospitality concept.
THE BUILDINGS
The former watermill extends to approximately 1,200 sq m across four levels. It has a new roof and requires partial renovation, with the extent of further works to be assessed against its condition and intended use.
The separate stone farmhouse provides approximately 450 sq m over three levels and requires refurbishment.
Together, the buildings offer approximately 1,650 sq m in which to explore a coordinated project. Their separate footprints also allow prospective purchasers to investigate how accommodation, operational areas and private spaces might be organised.
THE LAND AND ACCESS
Approximately 5,000 sq m of land borders a stream, connecting the property directly with the surrounding landscape. These grounds could become an important part of a future guest experience, with scope to consider gardens, outdoor dining and places to relax beside the water, subject to site conditions and permissions.
The sunny, private position adds to the setting, while good vehicle access is a practical advantage for restoration works and future operation.
LUNIGIANA: A DESTINATION GAINING MOMENTUM
Lunigiana is experiencing significant tourism growth, with regional figures identifying it among Tuscany's strongest-growing tourism areas in 2025.
Historic villages, castles, wooded hills, mountain scenery and a distinctive food culture give the area appeal for visitors from Italy and abroad. This growing visitor economy provides an encouraging context in which to investigate professionally managed hospitality offering both local character and contemporary comfort.
La Cartiera's combination of stone architecture, water and outdoor space offers the ingredients for a project with its own identity within this emerging destination.
LOCATION AND NEXT STEPS
Fivizzano is readily accessible for shops, restaurants and everyday amenities, while the motorway connection approximately ten kilometres away provides links with the wider region.
The feasibility study available through Pianta Immobiliare offers a starting point for reviewing development options and estimated transformation costs.
Any conversion, change of use or development remains subject to technical assessment and the necessary permissions, including consideration of the waterside location. A residential or mixed-use scheme could also be explored within those parameters.
For buyers seeking a substantial restoration opportunity, La Cartiera brings together scale, architectural character and a setting capable of shaping a distinctive hospitality project in northern Tuscany.
The tourism growth statement is supported by Regione Toscana's 2025 findings.