Via Pian Dell'Arco, Ussita
Tribunale: Roma RGE: 419/2019 PVP: 4623973 Lotto 1: Appartamento ad uso abitativo sito nel Comune di Ussita (MC), frazione Frontignano, località Pian dell'Arco, in Via Pian dell'Arco, posto al piano secondo (interno 19), censito al Catasto Fabbricati al foglio 44, particella 234, subalterno 18 (cat. A/3, vani 2,…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €40,770 plus roughly €35,000 for renovation, the estimated all-in cost is about €1,515/m²—far above the local reference of €559/m². The listing is very brief and reports no bathroom, so essential habitability and renovation requirements should be verified.
More on the house and the area
The apartment’s actual beauty cannot be assessed because all listing images are explicitly non-representative, and they appear to show unrelated properties or generic interiors. It is a small 50 m² mountain-area apartment with cellar space, but its stated renovation need and lack of verified views or character keep it well below dream-home territory.
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€10,000 – €18,000
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.
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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.
- The listing explicitly says the images are indicative and not photos of the actual apartment.
- Needs renovation; the real interior condition, layout, utilities, and views are unverified.
- Auction purchase with potentially significant legal, access, and occupancy checks required.
- Energy class G suggests poor efficiency.
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 84/100The Sibillini Mountains surround the area, with Monte Bove and the upper Nera valley within the local landscape. The Nera river runs through the comune. The Monti Sibillini National Park covers the area. The nearest ski slopes are at Frontignano, roughly a 25-minute drive, with larger lifts at Bolognola in about 35 minutes. Norcia is the nearest town of some size, with basic services and a walled historic centre, and Visso nearby has the park headquarters and a small historic centre. The area is known for high Apennine pasture, mountain villages and hiking routes in the Sibillini.