Via Sant'Obrizio, 93, Cingoli
Tribunale: Macerata RGE: 175/2012 PVP: 4633035 Piena proprietà di appartamento con annesso locale adibito a forno e deposito. L’abitazione, facente parte di un fabbricato bifamiliare, è sita al piano terra. L'accesso all'unità abitativa avviene attraverso la corte comune e si compone di un ingresso dal quale si accede…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €16,875 (€165/m²), this habitable 102 m² apartment is exceptionally priced versus the local €559/m² benchmark. Even allowing about €20,400 for light habitable-condition work, the effective cost is roughly €365/m²; it also includes autonomous heating and a cellar.
More on the house and the area
This is a potentially usable 102 m² ground-floor apartment with a practical three-bedroom layout, but there is no verified visual beauty or distinctive Italian character. The extremely low price is the main attraction, while the missing real photos, auction status, and unclear bathroom situation make it a speculative bargain rather than a dream home.
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€7,000 – €11,000
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.
- The listing explicitly says the images are indicative stock photos, not the actual property.
- Auction purchase adds legal, timing, and inspection complexity.
- No bathroom is listed in the facts, despite the description mentioning a W.C.; verify the real layout and condition.
- No real view, garden, historic detail, or distinctive setting is shown.
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.