Terratetto unifamiliare in Gemmano
GEMMANO – IN ESCLUSIVA In posizione tranquilla e panoramica, precisamente in Via Monte Marazzano n. 5, proponiamo in esclusiva di vendita una caratteristica casa cielo-terra sviluppata su due livelli, ideale per chi desidera investire in un immobile dal fascino autentico. L'abitazione è internamente composta da un…
What it really costs
See what needs doing and what each job costs
At €70,000 for 80 sqm, the asking price is €875/sqm; assuming basic habitable condition from the description, the effective cost is about €1,075/sqm including light updates. That is far above this catalog's Emilia-Romagna townhouse baseline of €467/sqm, though the panoramic setting and sea view support some premium.
More on the house and the area
This is a genuinely livable little hill-town house with real charm: fireplace, wood ceilings, shutters and a sweet vine-covered exterior. The panoramic countryside-to-sea view adds real dream value, while the interior looks functional and move-in ready rather than a restoration project. It is not luxurious, and the finishes are modest, but for €70k it feels like a believable home in a beautiful setting.
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.
- Interiors are fully usable but quite personal and dated.
- Outdoor space appears to be a paved shared courtyard, not a private garden.
- Some rooms feel small and low-ceilinged.
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.