Appartamento in Via Guazzatore
“LA TERRA DI MEZZO” Secondo piano. Ampie metrature. Da ristrutturare! In una delle zone più comode e servite di Osimo, precisamente in Via Guazzatore, proponiamo in vendita “LA TERRA DI MEZZO” appartamento dalle ampie metrature, situato al secondo piano senza ascensore di una palazzina risalente agli anni ’60. La…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingSee what needs doing and what each job costs
At €70,000 (€504/m²), the apartment is initially inexpensive, but the description calls for substantial cleaning and renovation. Allowing about €700/m² for works brings the estimated all-in cost to roughly €167,300 (€1,204/m²), well above the local comparison level of €543/m²; the central location and sea/Monte Conero view provide some upside.
More on the house and the area
A large, bright 139 sqm apartment with a welcoming living room, fireplace, generous bedrooms, parquet flooring and two balconies. It is a genuine, usable home rather than a shell, but the dated finishes, clutter and needed renovation keep it well below dream-home territory; the €70,000 price is attractive for the size.
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€27,000 – €49,000
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.
- Requires substantial cleaning and renovation, especially the dated bathrooms and kitchen.
- Second-floor apartment without an elevator.
- Energy class G; the condition of systems and windows should be checked.
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.