Esclusivo rustico immerso nel verde
Situato nel cuore del suggestivo territorio di Apecchio, nella provincia di Pesaro e Urbino, proponiamo un rustico indipendente immerso in un contesto paesaggistico di rara bellezza. La proprietà, circondata dal verde incontaminato delle colline marchigiane, si trova attualmente allo stato grezzo/da terminare: una…
What it really costs
Can you move in?
Move in as it is
In the listingRenovatedSee what needs doing and what each job costs
The facts claim condition 'Renovated' and building_year 2022, but the description explicitly states the property is 'allo stato grezzo/da terminare' (bare/unfinished state) - a direct contradiction. This is a shell requiring full internal completion (impianti, materiali, layout all to be done), not a renovated home. At €356/m² vs baseline €310/m² it looks priced slightly above median, but the median presumably reflects habitable stock, making the effective value poor once you add ~€800/m² to finish (electrics, plumbing, heating, finishes on 250sqm ≈ €200k). days_on_market of 0 offers no market validation and energy_class is missing. The panoramic hillside location near town services is a genuine plus, but the misrepresentation of condition and the substantial completion cost make this a risky buy at the asking price.
More on the house and the area
Listing markets an unfinished rural shell in the Marche hills near Apecchio. The genuine photos show a plain rendered two-story house at the grezzo stage with bare concrete floors and exposed steel beams inside. The glossy stone-and-pool renders are aspirational CGI, not the real property, creating a significant mismatch with the 'Renovated' label. Real wow comes only from the unspoiled green hill setting and panoramic valley views. As-is it is an ordinary blank-slate project; the low price reflects the work required rather than a true bargain on a finished home.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€50,000 – €88,000
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.
- First two photos are CGI renders showing a finished stone villa with pool that does NOT reflect the actual property
- Description states property is grezzo/da terminare (shell/unfinished) despite 'Renovated' and building_year 2022 in facts
- Actual current state is bare concrete/exposed steel structure, needs full completion
- No energy class listed
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 northern Apennines, in the upper Biscubio valley near the border with Umbria. The Candigliano and Metauro catchments shape this part of inland Pesaro-Urbino, with wooded ridges, farmed slopes and river valleys close by. The area is tied to the Monte Nerone and Monte Catria massifs, which are the main mountain features of this inland zone. Monte Nerone is the nearest ski area, with small lifts on the mountain at roughly 20–30 minutes by road from Apecchio. Città di Castello is the nearest larger town in daily use, with wider services, schools, shops and a hospital, and Urbino is the main historic town of the province. This inland strip of Marche is known for truffles, mushrooms, woodland and small stone villages of the Apennine foothills.