Terratetto unifamiliare in Gemmano
GEMMANO – IN ESCLUSIVA In posizione tranquilla e panoramica, precisamente in Via Monte Marazzano n. 5, proponiamo in esclusiva di vendita la nuda proprietà di una caratteristica casa cielo-terra sviluppata su due livelli, ideale per chi desidera investire in un immobile dal fascino autentico. L'abitazione è…
What it really costs
- Only a share of the property is for sale
See what needs doing and what each job costs
The listing is explicitly for nuda proprietà, so you are not buying full usable ownership; that is a veto-level red flag for this catalog. Even aside from that, the effective price is about €638/m² including a light habitable-home renovation assumption, versus a €467/m² baseline.
More on the house and the area
The sea-and-hills panorama is the real wow here, and the house has some authentic warmth with its fireplace, wood ceilings and simple country feel. It looks like a genuine livable home rather than a shell, but the interiors are modest and need refreshing to feel dream-home special. The biggest practical limit is that this is bare ownership, so the low price is not the same as immediate possession.
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€5,000 – €9,000
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.
- Sold as bare ownership (nuda proprietà), so not immediately usable for most buyers.
- Interiors are habitable but quite basic and dated.
- Only one bedroom and one bath; compact layout.
- Outdoor court appears shared rather than private.
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 61/100This is hilly inland country in the lower Valconca and Valmarecchia belt, with cultivated ridges and small wooded patches. The nearest river landscape is the Marecchia valley to the north-west, and the Adriatic coast around Rimini and Riccione is outside the immediate area but part of daily geography. San Marino sits on Monte Titano about 10 km away, a walled hill capital and UNESCO World Heritage Site visible from much of this inland Rimini area. Rimini is the nearest city of size, with full services, rail connections, a hospital and an airport. The area is known for mixed farming, vineyards, olive groves and ridge-top villages of the Romagna hinterland.