Casale di campagna a Monsampietro Morico
Casale di campagna con corte esclusiva, un'opportunità unica per realizzare la casa dei tuoi sogni. Nel suggestivo borgo di Monsampietro Morico, immerso nella quiete della campagna marchigiana, proponiamo in vendita un caratteristico casale disposto su due livelli, completamente da demolire e ricostruire, ideale per…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Listing markets a low eur_m2 (232 vs baseline 310) but the property is explicitly 'completamente da demolire e ricostruire' (to be demolished and rebuilt), so it is effectively a ruin, not a habitable house. The facts state 271 sqm while the description repeatedly says ~180 sqm, a contradiction that undermines the price-per-m2 attractiveness. Full demolition and reconstruction means costs of roughly EUR 1300-1500/m2, far exceeding any apparent discount. No energy class or sea distance data. The 5 rooms/4 beds/2 baths appear aspirational rather than existing. Buyer is essentially purchasing land plus a shell with a 1000 sqm courtyard; treat purchase price as land value only.
More on the house and the area
Abandoned stone farmhouse in the Marche hills with visible structural failure — large diagonal cracks, collapsed roof section, and open wall breaches. Photos show a genuinely ruined shell, not a charming fixer. The setting has appeal: rolling countryside, olive groves, panoramic hill views and ~1,000 sqm private courtyard. But the building itself offers no interior wow and the exterior reads as decay rather than character. Price is low (€63k, €232/m²) reflecting demolish-and-rebuild status. Real value is the land and location, not the structure.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,400/m², falls in this band.
Materials only, work you may do yourself€107,000 – €159,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Structure is a ruin: major cracks, partial roof collapse, described as "da demolire e ricostruire" (to demolish and rebuild)
- Full reconstruction costs plus permit uncertainty
- Description says ~180 sqm while facts list 271 sqm — discrepancy
- No energy class, needs total renovation
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 61/100This is hilly inland Marche in the middle course of the Tenna valley, with cultivated ridges, small woods and scattered villages. The Sibillini Mountains are the main mountain presence to the west, visible on clear days and reached within roughly 15 km at their foothill zone around Servigliano and the upper Tenna side, while the high crest and the national park are farther away. The Tenna river runs south of the village. Fermo is the nearest town of size, with a cathedral, historic centre and main services. The area is known for mixed farming and for the concentration of small historic hill towns across the Fermano interior.