Edificio in Via Porta Marina
Rapagnano, pieno centro storico, all'interno delle mura del borgo medioevale. Casa cielo-terra disposta su quattro livelli. Soluzione composta da: zona giorno con ampio vano salone, cucina abitabile e tinello al piano primo, due grandi camere da letto con vista panoramica sulle colline al piano secondo, bagno, soffitta…
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 €80,000, the advertised price is €533/m², rising to roughly €733/m² after allowing €200/m² for light updating—well above the local €324/m² benchmark. Its habitable condition, historic-center setting, garage and terrace add value, but the stated 150 m² conflicts with the description’s four floors of about 50 m² each.
More on the house and the area
A genuinely livable medieval-borgo house with generous rooms, traditional stone architecture, a garage, and exceptional panoramic views across the Marche hills toward the coast. The interiors are plain and dated rather than stylish, but the property appears solid, furnished, heated, and ready to occupy with mainly cosmetic updating needed.
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€10,000 – €17,000
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.
- Four-level layout means substantial stairs and limited accessibility.
- Interiors are clean and usable but dated, with a basic kitchen and older furnishings.
- Terrace and roof condition should be checked carefully despite the home being described as immediately habitable.
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 58/100This is a belt of inland hills between the lower Tenna and Ete Vivo valleys, with long views across cultivated ridges and scattered villages. The Adriatic coast is nearby but outside the immediate 15 km landscape. Fermo is the nearest town of size, with a substantial historic centre and services. The area is known for mixed farming and vineyards typical of the Fermano hills.