Villa unifamiliare in Lapedona
OTTIMA OCCASIONE - ASTA IMMOBILIARE Abitazione e spazio destinato alla somministrazione di pasti e bevande, dotato di due piscine di cui una dismessa e n.2 locali annessi (non accatastati) - Via S. Quirico ... Simplex Domus aiuta famiglie e aziende a comprare immobili all’asta tramite avvocati specializzati ed…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
This is explicitly an auction listing ("ASTA IMMOBILIARE"), which is a veto red flag for this catalog regardless of the very low asking price. The description also conflicts with the structured facts: 1,260 sqm at €37,801 and 0 baths plus unregistered annexes make the baseline comparison unreliable.
More on the house and the area
The setting looks appealing: a rural hill village near the Adriatic, with greenery around and the sea only a few kilometers away. Inside, this appears to be a real built and furnished house rather than a shell, with a large multi-level living space and kitchen, but it is hard to call it beautiful from these dark auction photos and it likely needs updating. The very low price for a large villa/commercial mix adds intrigue, though the auction and irregular annexes reduce the dream-home certainty.
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€83,000 – €140,000
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.
- Photos are low-quality and do not clearly show the exterior or views.
- Interior looks dated and may need modernization despite being furnished.
- Auction sale with annexes noted as not cadastrally registered.
- Bathrooms/utilities are not clearly documented in the photo set.
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 63/100This is a belt of Adriatic hill country between the lower Aso and Tenna valleys, with cultivated slopes, olive groves and long views toward the Sibillini range inland. The Adriatic coast is nearby, with the beaches and seafront of Pedaso and Marina di Altidona the closest stretch. The nearest mountains are the Monti Sibillini, visible inland but outside the immediate 15 km landscape. Fermo is the nearest town of size, with a substantial historic centre, cathedral, theatre and everyday services. Moresco, within this area, is one of I Borghi più belli d'Italia. The area is known for mixed farming, olives and vineyards, and for a chain of hill towns set a short distance back from the coast.