Casa indipendente in Via Gaetano Lapis
Immobile indipendente terra/cielo inserita in una delle vie principali del centro storico di Cagli. Circa 200 mq ripartiti come segue: al piano terra ampio garage, cantine e centrale termica con accesso autonomo ma collegate anche internamente al fabbricato; al primo piano cucina con camino a legna, soggiorno, bagno e camera; al piano secondo due camere e bagno. Finiture anni 80,...
What it really costs
See what needs doing and what each job costs
At €86,000 for 200 sqm, the asking price is €430/sqm versus a low-stock baseline of €544/sqm in Marche country houses, so it starts below baseline. But the description mentions 1980s finishes and ancillary spaces on the ground floor, so I treat it as needing renovation (~€700/sqm), which keeps it a decent rather than standout deal; the historic-center location adds a small positive.
More on the house and the area
This is a real, substantial town house in the historic center, with a few character touches like the fireplace, old beams, and internal staircase. It looks structurally intact and genuinely livable now, but the finishes are heavily 1970s/80s and the overall visual impact is modest rather than dreamy. At €86k for 200 sqm it has strong value, yet it needs updating to become truly beautiful.
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€40,000 – €70,000
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 very dated and need cosmetic modernization.
- Bathrooms look basic/small, with one quite cramped.
- No meaningful views, garden, or outdoor space are shown.
- Upper attic/storage areas are usable but not refined living 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 72/100The cluster is in the northern Marche Apennine foothills, with the Monte Catria and Monte Nerone groups within about 15 km and broad wooded ridges around the Candigliano valley. The Candigliano river runs by Cagli, and the Gola del Furlo with the Candigliano reservoir lies nearby; this is inside the Furlo Regional Nature Reserve. The nearest ski area is on Monte Catria, with lifts around Frontone at roughly half an hour by road. Cagli is the nearest town of size and has a substantial historic centre on the Via Flaminia, with a theatre, churches and the Torrione fortress. The area is known for limestone gorges, forested Apennine slopes and hiking routes in the inland Pesaro-Urbino mountains.