Quadrilocale in Via Guazzatore
"OLTRE LE MURA" Ampi spazi. Vista panoramica. Buono stato! "OLTRE LE MURA" Questo appartamento prende il nome proprio dalla sua posizione, appena fuori dalle mura medioevali di Osimo. "OLTRE LE MURA" ci accoglie nel suo ingresso e sulla sinistra, troviamo il cuore pulsante dell’abitazione: un grande soggiorno…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €99,000 (€733/m²), the effective cost is about €933/m² after allowing for a good-condition home, well above the local comparison level of €543/m². The spacious 135 m² layout, two bathrooms, panoramic balconies and position just outside Osimo’s medieval walls add appeal, but the G energy rating and premium pricing limit the deal value.
More on the house and the area
A bright, spacious and clearly livable 135 sqm apartment with polished interiors, three bedrooms, two bathrooms, a fitted kitchen and generous balconies. The panoramic Monte Conero and rolling Marche views provide the real dream factor, while the home appears in good, move-in condition rather than needing renovation. Its style is conventional rather than historic or distinctive, but the size, condition and €99,000 price make it a compelling bargain.
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€9,000 – €15,000
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.
- Energy class G suggests potentially higher heating and cooling costs.
- The main balcony overlooks a public road, so traffic noise and privacy should be checked.
- Parking, lift access, and building/condominium costs are not 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 72/100The cluster sits on the hills south of Ancona in the Conero area, with the Monte Conero headland and the Adriatic coast within about 15 km. The Conero Regional Park is nearby, covering the wooded limestone slopes around Monte Conero and the coast between Ancona and Sirolo. The nearest larger city is Ancona, which has the port, rail links, hospitals and the main urban services of the province. Osimo itself is known for its hilltop historic centre and underground caves.