Terratetto unifamiliare in Terre Roveresche
Nel cuore del suggestivo centro storico di San Giorgio di Pesaro, caratteristico borgo collinare delle Marche, a soli venti minuti d'auto da Fano e dalle splendide spiagge della costa adriatica, proponiamo in vendita una caratteristica casa di fila in buono stato di manutenzione, ideale come abitazione principale, casa…
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
At €40,000 for 80 sqm, the ask is €500/sqm, but with a typical renovation budget of about €700/sqm the effective cost is roughly €1,200/sqm, well above the €467/sqm baseline for Marche townhouses. Positives are the historic-center setting, 13 photos, and decent maintenance language, but the description also mentions a multifunction ground-floor room and an attic usable only after urban planning checks, which limits straightforward livability.
More on the house and the area
This has genuine borgo charm: a lovely cobbled-lane setting, old doors, exposed brick, beams, terracotta floors and a fireplace, plus a modest rooftop/hills view. It is not a ruin and looks roofed, floored and basically organized as a house, but it clearly needs updating and some finishing before feeling comfortably livable. A characterful, low-cost project rather than an instant dream home.
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.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€16,000 – €28,000
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.
Show more
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.
- Needs real renovation/refreshing despite being structurally enclosed and usable.
- Bathroom appears very basic and partially rough/unfinished.
- Living spaces are narrow and somewhat dark, with limited natural light.
- Top floor is attic-like and may have limited full-height usable space.
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 56/100This is hill country between the lower Metauro and Cesano valleys, with a mosaic of fields, vineyards, olive groves and small woods. The nearest stretch of Adriatic coast is around Marotta and Fano, about 13–20 km away, so the sea is part of daily geography but not inside the immediate landscape. The nearest town of size is Fano, which has rail services, a hospital, port facilities and the main concentration of services on this side of the province. Urbino lies farther inland and matters more as a cultural destination than as part of the 15 km setting. The wider area is known for mixed farming and wine-and-oil production typical of the inland Pesaro-Urbino hills.