Casale in Pergola
For Sale: Stone Farmhouse with Land in the Apennine Hills Le Serre, Pergola (PU), Marche – Italy In the quiet countryside near Pergola, in the province of Pesaro e Urbino, we offer for sale a traditional rural property consisting of two independent stone buildings and surrounding land, in the locality of Le Serre. The…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationMust be done first
- Structure
- Damp
See what needs doing and what each job costs
At €55,000 (€324/m²), the farmhouse is currently uninhabitable and needs complete restoration with significant structural work; estimated renovation brings the effective cost to about €1,424/m². The panoramic setting, land and guest-annex potential add appeal, but this is a very expensive project relative to comparable Marche properties.
More on the house and the area
The sweeping Apennine panorama, traditional stone farmhouse, old tiled roofs, exposed beams, and 2,500 m² of greenery give this property genuine visual and rural character. However, the interiors are deteriorated and the entire complex is explicitly uninhabitable, requiring comprehensive restoration before anyone could live there. This is a scenic renovation project, not a ready Italian home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€67,000 – €99,000
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.
- Both buildings are explicitly uninhabitable and require complete restoration with significant structural work.
- Interiors show severe deterioration, damp-related damage, and no usable kitchen or bathroom setup.
- The outbuilding is classified as a collabente and residential conversion, utilities, access, and renovation permissions should be verified.
- The panoramic countryside setting is excellent, but the property is a substantial long-term project rather than a liveable 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 62/100The area is in the inland valleys between the Marche Apennine foothills and the lower hill country. The Cesano river valley runs by Pergola. The Parco Naturale Regionale della Gola della Rossa e di Frasassi lies to the southwest, with the Frasassi cave system beyond the 15 km radius. Catria and Nerone are the nearest named mountains, with the Monte Catria massif farther inland to the west. The nearest larger centres are Fabriano and Fano; Pergola itself has a small historic centre and is known for the Roman gilt bronzes kept in its museum.