Rustico/casale
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 mq, ideale per trascorrere momenti all'aperto. Completa il...
What it really costs
See what needs doing and what each job costs
At €99,000 for 90 sqm, the asking price is about €1,100/sqm; assuming a habitable condition from the description, the effective cost is roughly €1,300/sqm including light works. The local baseline (€339/sqm) is too weak to trust because it is based on only 3 comps, so this looks plausible but not obviously cheap for a semi-independent farmhouse-style home with garden near San Leo.
More on the house and the area
This is a real, usable home: furnished, clean, and ready to live in with a private garden and decent space over two levels. The wow factor is limited because the interiors are generic and dated, and the outdoor area feels practical rather than beautiful. It reads more as a solid budget home than a dream Italian house.
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.
- Interiors are livable but very plain and dated rather than atmospheric.
- Bathroom and finishes look older and may need refreshing.
- Garden is usable but modest and not especially scenic.
- No exterior facade or wider setting is shown, so location charm is unproven.
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.