Terratetto nel Centro Storico di San Martino sulla Marrucina
Nel cuore del borgo storico di San Martino sulla Marrucina, proponiamo in vendita un terratetto di circa 235 mq distribuiti su tre livelli. Elemento distintivo e di grande pregio dell'immobile sono i pavimenti d'epoca, differenti e caratteristici in ogni stanza, che donano forte personalità e fascino stilistico agli…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableEverything on this list
€74,550 – €82,950
Large family or host
A large family or holiday-home owner suits this house best. Six bedrooms, two bathrooms and the historic floors give it useful capacity without a full rebuild. The valley view and the 12-minute drive to Guardiagrele help, but the three-storey layout and small village setting will not suit someone wanting a low-maintenance apartment.
See what needs doing and what each job costs
Is it a good buy: Yes, you are buying below the market
It is a good buy on the asking-price evidence because the house remains below comparable asking levels after the visible work. Guardiagrele is 12 minutes away and Pretoro 22 minutes away, but village resale is likely to take time and letting is not guaranteed.
- What you end up payingAbout 74,000-82,000 EUR: 60,000 EUR asking plus 14,550-22,950 EUR repairs, before tax
- What letting might bringAt 60 booked nights, 52-120 EUR/night advertised nearby implies 3,120-7,200 EUR/year before costs
- Years to earn that backAbout 10-26 years: 74,000-82,000 EUR divided by 3,120-7,200 EUR/year, before costs
- How easily it sells againSlowly: 12 listings in the comune; comparisons are asking prices, not completed sales
Lived in and apparently usable today, but the bathroom is not shown and must be checked before purchase. The house is dated rather than stripped, with sound-looking period floors, a usable kitchen, radiators and a wide valley view. Budget first-year repairs for the weathered facade, marked walls and old timber windows.
- As it stands€60,000
- Settled in the first year€72,750 – €79,350
- Everything on this list€74,550 – €82,950
- Facade repair€9,900 – €12,600
Repair loose render and repaint roughly 180 m2 of weathered street facade, where peeling and staining are visible.
about 55-70 EUR per m2, over about 180 m2 including access and repainting studiomadera.it
- Window restoration€2,250 – €5,250
Restore and repaint about 15 old timber windows and shutters, several of which look worn from the photographs.
about 150-350 EUR per window, over about 15 timber windows infissidema.it
- Damp treatment€600 – €1,500
Investigate and repair the stained lower walls and peeling finishes, allowing for a localized damp treatment rather than assuming a structural defect.
about 30-60 EUR per m2 of dehumidifying plaster, over about 20 m2 of affected wall instapro.it
- Interior repainting€1,800 – €3,600
Fill small cracks and marks and repaint about 180 m2 of interior wall and ceiling surfaces after the damp check.
- 7% foreign-pension flat taxfiscoetasse.com
An optional 7% substitute tax can cover qualifying foreign income for up to ten tax years.
A foreign pensioner must move tax residence to this Abruzzo comune, have foreign pension income, and generally have been non-resident in Italy for the previous five tax years; confirm current rules with a tax adviser.
- No individual comune grant confirmedcoesione.regione.abruzzo.it
The search found no current grant for an individual buyer to purchase or restore this house.
The Abruzzo result was a municipal urban-regeneration call, not a homeowner scheme, and its 2025 deadline had passed; check the comune before relying on any future call.
- Neither bathroom is shown, so working fixtures, drainage and ventilation must be confirmed before relying on the habitable description.
- The roof covering and attic were not shown.
- The boiler, heating operation, electrical compliance and plumbing condition were not testable from the photographs.
- The cause and extent of the wall staining are not established; it may be localized damp or only old decoration.
- The property has no stated building year, energy class or confirmed permits for alterations.
- Interiors are habitable but dated, with some rooms quite basic
- No private garden or terrace shown
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. Photos checked 21 October.
Where these prices come from
- Regional Abruzzo 2025 building price list
- Facade painting and repair cost guide
- Timber window restoration cost guide
- Rising damp treatment cost guide
- Guardiagrele holiday rental listings
- Guardiagrele holiday rental prices
- Agenzia Entrate renovation deduction guidance
- Abruzzo urban regeneration call
- Foreign pensioner tax regime
The area around
Location score 67/100The cluster sits in the rolling inland hills between the Foro and Arielli valleys, with the Maiella massif visible to the west in clear weather. The Maiella National Park begins within roughly this radius on the mountain side above Guardiagrele and Pennapiedimonte. The nearest ski lifts are on the Passolanciano-Majelletta side of the Maiella, about 35-45 minutes by car. Guardiagrele is the nearest substantial hill town, with a preserved historic centre and churches; Chieti is the nearest larger city with full services. This part of Abruzzo is known for vineyards and olive groves, especially Montepulciano d'Abruzzo and olive oil from the Chieti hills.