Portico di romagna - casa rustica con giardino
CASA ABBINATA - SAN BENEDETTO IN ALPE Nel centro di San Benedetto in Alpe e adiacente alla piazza, proponiamo in vendita casa abbinata su tre livelli con ingresso indipendente, grande cantina, box auto e giardino privato costeggiante il fiume. INTERNO: L'immobile di circa 140mq è composto da ingresso con disimpegno…
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
At €69,000 for 164 sqm, the ask is just €421/sqm, but the house is described as largely in original 1950s condition with only the bathroom updated, so I estimate about €350/sqm in works; that brings the effective cost to about €771/sqm versus a low-stock baseline of €401/sqm. Positives are the central village location, private garden by the river, garage/cellar spaces and that it was rented until last year, but as a livable home it is not a clear bargain once modernization costs are included.
More on the house and the area
This has real dreamer appeal: a characterful stone house in a tiny Apennine village with a private riverside garden and beautiful water views. The interior is genuinely usable now, with kitchen, bathroom and bedrooms in place, but it is clearly in original/older condition and would benefit from a full stylistic update. At €69k for 164 sqm plus garage/cantina and garden, the value helps the wow.
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, €350/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€19,000 – €32,000
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 are habitable but very dated and need modernization.
- Some rooms show basic finishes and likely cosmetic refresh throughout.
- House sits directly on a village road, so privacy is limited at the front.
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 70/100The cluster is in the Tuscan-Emilian Apennines, in the upper Montone valley, with wooded ridges and steep valley sides around the villages. The Montone river runs through the area. The Foreste Casentinesi, Monte Falterona e Campigna National Park lies nearby to the south-west, and within this part of the Apennines the landscape is known for beech and chestnut woods, mountain roads and small stone villages. The nearest substantial town is Forlì, which provides the main range of services and rail connections.