Villa a Schiera 6 locali, 188 m² in Via della Rocca 11,13,15
Villa a Schiera in asta a Pergola (PU) – Via della Rocca 11,13,15 (CAP 61045) L'immobile in asta è una villa a schiera di testa con ingresso indipendente, sviluppata su tre piani fuori terra e dotata di scoperto esclusivo. È situata a Pergola (PU), in Via della Rocca nn. 11,13,15, in una zona lungo il perimetro del…
What it really costs
- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction ("in asta"), which is an automatic veto for this catalog despite the low ask of €49,150 for 188 sqm. The text suggests broadly habitable condition with redone systems, so renovation is not the main issue; the auction status is.
More on the house and the area
This looks like a real, usable home rather than a shell: finished rooms, bathrooms, heating, and a characterful top-floor living space with exposed beams and high ceilings. The wow comes more from the interior volume and private garden than from views or exterior beauty, and the outdoor areas currently feel neglected rather than dreamy. At the price, it has strong charm and genuine livability, but it is not a visual showstopper.
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€13,000 – €21,000
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.
- Exterior photos are limited and low quality, so curb appeal is not fully proven.
- Garden appears large but quite overgrown and will need clearing/maintenance.
- Access is exclusively pedestrian, which may be inconvenient for daily living.
- This is an auction property, so legal/perizia checks are essential.
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 area sits in the inland Marche hills in the upper Cesano valley, with cultivated ridges, woods and folded low Apennine country around it. The Cesano river runs through Pergola. The nearest higher ground is the Apennine belt toward Catria and Nerone to the west, visible in the wider area and reached by road in well under an hour, but not inside the immediate 15 km landscape. Pergola is the nearest town of size and has a substantial historic centre; it is known above all for the Gilded Bronzes of Cartoceto kept in its museum. Fossombrone and Cagli are the other main service towns in the wider inland corridor.