Terratetto unifamiliare in Tortoreto
A Tortoreto, in Via XX Settembre 170, vendiamo direttamente una caratteristica casa cielo-terra di circa 120 m², sviluppata su tre livelli e dotata di due ingressi indipendenti: uno da Via XX Settembre e uno dal lato di Via Sotto la Porta. Al piano seminterrato si trovano la cucina abitabile e un locale adibito a…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Habitable townhouse of 120m² at €708/m², above the local median (€426/m²) so ~66% premium over baseline. However baseline may reflect ruins/fixer-uppers; this property is genuinely habitable with recent facade/roof/window/patio renovation (~10 yrs ago). Kitchen and baths need modernizing and heating system is present but not installed, so budget ~€400/m² for updates. Direct owner sale (no commission), fresh listing (3 days), 16 photos, two independent entrances and private courtyard add value. No major red flags, but priced at a premium versus local comps limits upside to a fair deal.
More on the house and the area
Traditional brick cielo-terra townhouse in Tortoreto old town. The exterior is a charming but common brick village facade with covered wooden patio. Standout feature is the panoramic hilltop view over the Adriatic coast and rolling countryside from the upper floor. Interiors are habitable but dated, with visible damp on the semi-basement walls and old kitchen/bathroom fittings. Historic character from arched doors and terracotta floors is present but modest. No exceptional interior styling or bargain effect at ~708 EUR/m2. Overall a solid but ordinary village house whose main appeal is the view and traditional character.
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.
Our read of the photos, €400/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
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.
- Interiors dated and need modernization, particularly kitchen and bathrooms
- Visible damp/mold on seminterrato walls (photo 4)
- Heating system present but not installed
- Small windows and dark interiors on some floors
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 58/100The cluster is on the Adriatic coastal strip near the mouth of the Tordino, with sandy shoreline and the low hill of Giulianova Paese immediately behind the seafront. The Gran Sasso and Monti della Laga massifs are visible inland on clear days but they are well beyond the 15 km landscape radius, so they are a wider regional backdrop rather than the local setting. Within the local radius the area is mainly a mix of beach, river plain, resort frontage and cultivated low hills. Giulianova is a medium-sized coastal town with a marina, a seafront, services and a compact historic upper town. The area is known for summer beach tourism and fishing on this part of the Abruzzo coast.