Casa colonica in Borgo Pace
Piccolo borgo composto da 3 case di circa 120mq ciascuna, 2 ruderi da ricostruire, 1 casa da restaurare (mura intatte, da rifare tetto e solai) e una torre medievale. La proprietà si estende dalla valle (via di accesso) alla cima del monte, dove si trova la torre del XII secolo compresa nella proprietà, utilizzabile…
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
Price of €100/m² is well below the regional median of €312/m², so the headline number looks attractive at ~3x below baseline. However, the property is a small borgo of mixed stock: 3 houses (~120m² each), 2 ruderi to rebuild from scratch, 1 house needing roof/floors redone, plus a 12th-century tower. Much of the 400m² is effectively ruin or shell, so the low €/m² reflects that little is habitable now. Positives: utilities (electric/water) connected, working artesian well, good access, 10,000m² land, and clear touristic/hospitality potential. But full reconstruction of ruins runs high (~€1,000-1,500/m²), so the real all-in cost far exceeds purchase price. Fresh listing (1 day). A fair opportunity for a buyer with renovation budget and vision, not a turnkey bargain.
More on the house and the area
A small abandoned borgo (hamlet) including a 12th-century medieval tower — genuinely rare and a scroll-stopping selling point. Package covers 3 stone houses (~120sqm each), 2 ruins, 1 restorable house, the tower, plus 10,000sqm of land with working artesian well and power/water connections, all for €40k (€100/sqm). Photos show striking dry-stone masonry, the intact tower reaching skyward, and expansive forested valley/mountain views. Natural swimming pools nearby add appeal. The bargain-per-square-meter and the medieval tower drive the wow, tempered heavily by the fact that everything requires substantial reconstruction.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,200/m², falls in this band.
Materials only, work you may do yourself€158,000 – €234,000
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.
- Two structures are full ruins to rebuild, one house needs roof and floors
- No habitable space currently — all structures need major renovation
- Remote hilltop location, access via dirt track
- No baths/beds; total gut renovation across the whole borgo
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 71/100The cluster is in the northern Apennines, in the upper Metauro valley near the Alpe della Luna massif on the Marche–Tuscany–Romagna side. The Metauro and its headwater streams shape the local valleys. The Alpe della Luna area and the Sasso Simone e Simoncello regional park are within this part of the inland border country and define the surrounding mountain landscape. The nearest skiing is on Monte Nerone, roughly an hour by road in normal conditions, with small local lifts rather than a major resort. Urbino is the nearest town of real size used for services and is the main historic centre for this area. This inland corner is known for forested ridges, mountain roads, truffle country and small stone villages of the upper valleys.