Casa indipendente 7 locali, 204 m² in Via Sant'Anna, Cerreto
Casa indipendente 7 locali, 204 m² in Via Sant'Anna, Cerreto. cancello elettrico, caminetto, taverna, esposizione esterna, cucina, terrazzo, arredato, cantina.
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
See what needs doing and what each job costs
At €267/m², the asking price is close to the local median, but allowing roughly €200/m² for the unspecified condition puts the effective cost near €467/m², making it weak value. The furnished house has a cellar, fireplace and terrace, but the listing does not say whether it is habitable and reports no bathrooms.
More on the house and the area
A substantial 204 m² independent house near Cerreto d’Esi, with three bedrooms, kitchen, living/dining space, cellar, terrace and a private garden, appears to be a real home rather than an empty shell. It is described as being in decent overall condition, but the lack of heating and poor energy rating reduce immediate livability, while the auction status and limited visual evidence make the dream factor uncertain.
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€14,000 – €23,000
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 is listed, and the property has a poor G energy rating.
- The listing materials conflict on bathroom provision: the description says two bathrooms, while the facts show 0.
- This is a judicial-auction property; condition, occupancy, title and renovation obligations require verification.
- The presentation provides no convincing interior or exterior property photographs, so visual appeal is unproven.
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 68/100The cluster sits in the Esino valley with the Marche Apennine foothills close by, and the mountains around Monte San Vicino and Monte Canfaito are within the local landscape. The Esino river runs through this part of the valley. Gola della Rossa e di Frasassi Regional Natural Park lies nearby, and the Frasassi karst area is within the same inland system. The nearest substantial town is Fabriano, which has a large historic centre, rail links and museums tied to paper-making. This area is known for the Frasassi caves, for Fabriano paper, and for mixed hill and valley countryside at the edge of the Apennines.