Casa bifamiliare in Località Belgatto 38
Fano. In località Belgatto, casa di fila con annessi garage/depandance piu' ripostiglio esterno. L'immobile, tutto su un unico piano, misura 60 metri quadrati ed è composto da: ingresso indipendente dallo scoperto privato, al primo ed ultimo piano troviano zona soggiorno/cucina, camera da letto piu' bagno. Attualmente l'abitazione si presenta allo stato grezzo.
What it really costs
See what needs doing and what each job costs
The dwelling is only about 60 sqm and is described as 'allo stato grezzo', so I treat it as a full restoration at about €1,100/m²; that puts effective cost around €1,670/m² including works, far above the €467/m² baseline. Positives are the independent entrance, garage/dependance, 15 photos, and Fano near the sea (2 km), but on price-plus-renovation it looks only fair.
More on the house and the area
The brick farmhouse-style exterior has real rustic charm, and at €65k near Fano it has strong dream-value on paper. But the actual home is not move-in ready: the main unit is still largely unfinished/rough inside, with the polished interiors shown clearly being renovation visualizations. This feels more like a promising project with character than a beautiful usable home today.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€45,000 – €67,000
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.
- Main dwelling is still in a raw unfinished state
- Render images show renovation potential, not current reality
- Courtyard/outdoor space is functional but not yet landscaped or polished
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 55/100The cluster is in the built-up area of Fano on the Adriatic coast, so the lived setting is an urban coastal town rather than open countryside. The Adriatic Sea and Fano’s town beaches are within the local radius. The lower Metauro valley meets the coast here, with a flat to gently rolling landscape inland. Fano is a town of size with a port, rail station, full services, and a substantial historic centre including Roman remains such as the Arch of Augustus. The area is known for its coastal town economy, fishing, and beach tourism.