Via Sant'Obrizio, 95, Cingoli
Tribunale: Macerata RGE: 175/2012 PVP: 4633041 Piena proprietà di appartamento di 6 vani, composto da un ingresso, dal quale si accede nella zona cucina, a ovest, a nord nel locale soggiorno e tramite un corridoio a est nel W.C., N. 2 camere e ad un rip. ricavato nel sotto della scala di accesso all'appartamento…
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
The €25,312 purchase price looks low, but a substantial renovation at roughly €700/m² adds about €110,000, bringing the effective cost to approximately €861/m² versus a local reference of €559/m². The description is very sparse and does not state the bathroom situation, energy performance, or scope of works.
More on the house and the area
The €25k price and 157 sqm size are attractive, but there is no proven beauty, view, garden, or historic character. The advertised apartment is described as needing renovation with only a WC mentioned, while the polished interior and bathroom images are explicitly not real photos of the property.
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€31,000 – €55,000
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.
- The listing explicitly says the images are only indicative and do not show the actual property.
- Needs renovation; the real interior condition, bathroom, utilities, and layout should be verified.
- Auction purchase with potentially complex legal and handover procedures.
- The exterior image suggests a large, utilitarian apartment block rather than a characterful Italian home.
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 68/100The area sits on the inland Marche hills between the Esino and Musone valleys, with long views across cultivated ridges and toward the central Apennines on clear days. Monte San Vicino and the pre-Apennine mass around it are within this radius and form the main mountain presence in the landscape. Lago di Cingoli lies just outside the town and is the main water feature nearby. The Parco naturale regionale della Gola della Rossa e di Frasassi begins to the north-west, with the San Vicino-Gola della Rossa area shaping the wider upland setting. Cingoli itself is the nearest town of size and has a substantial historic centre on a hilltop. The area is known for hill farming and for broad panoramas over inland Marche.