Casa colonica in San Leo
PIANACCI (SAN LEO): Proponiamo in esclusiva casa di corte semi-indipendente con ingresso indipendente e giardino privato di 95 mq. L'abitazione si sviluppa su due livelli. Al piano terra si trova la zona giorno, composta da soggiorno e cucina, un comodo disimpegno conduce all’ accesso della corte esterna privata di 95…
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 condition suggests about €200/m² renovation, so the effective cost is roughly €1,300/m² (€99,000 + ~€18,000 over 90 m²). That is far above the local baseline of €290/m² for sub-€100k stock in Emilia Romagna, so despite the private garden and decent presentation, this looks expensive for this catalog.
More on the house and the area
This is a real, usable home: furnished, habitable, with kitchen, bathroom, heating and two proper bedrooms. The private garden adds some appeal, but the overall look is very plain and somewhat dated rather than dreamily Italian. It feels practical more than wow.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€6,000 – €10,000
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.
- Interior is habitable but quite plain and dated.
- Bathroom and finishes look old-fashioned and may need updating.
- Outdoor space is usable but not landscaped or especially charming.
- No photo-proven scenic view or notable exterior character.
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 78/100The area sits in the Valmarecchia, with the first ridges of the northern Apennines around it. The Marecchia valley is the main landscape nearby. San Leo itself stands on a detached rock with the fortress above the old town. San Leo is on the list of I Borghi più belli d'Italia. Within the same valley, Verucchio also has a fortress and a historic hill centre. Rimini is the nearest city of size, with full services, rail links and an airport. The area is known for fortified hill towns on rock outcrops along the Marecchia valley.