Casa indipendente in Via San Giovanni
La vendita è in ESCLUSIVA. Il rustico è situato in località San Maroto presso il Comune di Valfornace, in prossimità della Chiesa di San Giusto, una della chiese più importanti del periodo romanico marchigiano a cavallo del secolo XI e XI ed a pochi chilometri dal lago di Polverina. L'immobile si compone di n. 2…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
- Windows
See what needs doing and what each job costs
At €28,000 (€384/m²), the price is attractive on the surface, but the rustic has no heating and needs new windows. Allowing about €700/m² for renovation brings the effective cost to roughly €1,084/m², far above the €331/m² local benchmark.
More on the house and the area
A genuinely atmospheric stone house in a restored rural borgo, with mountain scenery, traditional shutters, tiled roofs, a small garden, exposed masonry and a substantial fireplace. Unlike a typical cheap rustico, it is a furnished, roofed and usable home with bedrooms, bathroom and kitchen, though it needs window replacement, heating installation and cosmetic updating.
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€15,000 – €26,000
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.
- No heating system is installed, so winter usability will require a significant upgrade.
- Windows need replacement, and the interiors show dated finishes and some wall/ceiling cracking.
- Access and utilities in the historic rural hamlet should be verified.
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 70/100The cluster lies in the central Apennines (Marche Apennines): hilly to mountainous terrain with higher forested slopes and lower cultivated valleys. Monte San Vicino (peak c. 1,480 m) is a named mountain in the local skyline and is part of the surrounding relief. The land cover locally is a mix of beech and chestnut woods on higher ground and small-scale agriculture (olives, cereals, pasture) and scattered farms on the lower slopes and valley floors. The town of Camerino is an historic hill town with a university; the immediate area is made up of small communes, medieval centres and secondary roads. The zone is within the central-Italy seismic belt and was affected by the 2016–17 earthquake sequence, with reconstruction work in some places. The Adriatic coast lies to the east (roughly as given in the listing) and the higher Sibillini ridges are further to the west, beyond the immediate 15 km horizon.