Rustico/casale in Strada Canfiagio 3
Splendida Casa Rustica Indipendente con Fienile, Stalle e Ampio Giardino In contesto tranquillo e immerso nella natura, proponiamo in vendita un’ampia proprietà rustica indipendente su quattro lati, già finemente ristrutturata all'interno e subito abitabile. La soluzione è ideale per famiglie amanti della natura, per…
What it really costs
See what needs doing and what each job costs
At €85,000 for 250 sqm, the ask is €340/sqm; with a habitable-light finish estimate of about €200/sqm, the effective cost is roughly €540/sqm versus a low-stock baseline of €306/sqm in Marche farmhouses. The large size, independent farmhouse setting and already renovated/interior habitable claim support a solid but not exceptional deal, since the outbuildings add value but the effective €/sqm is still above baseline.
More on the house and the area
This is a genuine, usable country house rather than a ruin: there is a kitchen, bathroom, bedrooms and solid roofed spaces, with some rustic character in the beams and fireplace. The setting is leafy and peaceful, and the price for the size is strikingly low. However, the exterior presentation is plain and scruffy, and some outbuildings look unfinished, so the dream factor is more practical rural charm than visual knockout.
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€17,000 – €28,000
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.
- Exterior and annexes look rough and partly unfinished.
- Interiors are habitable but quite basic and eclectic rather than polished.
- Only one bathroom shown for a large 250 sqm house.
- No proven open view; setting feels secluded but not spectacular.
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 sits in the northern Marche Apennine foothills, in the upper valley of the Bosso near the Burano and Candigliano valleys. The Gola del Furlo nature reserve lies within this area, where the Candigliano cuts a narrow limestone gorge between Monte Pietralata and Monte Paganuccio. The Monti del Catria and nearby Monte Nerone are the main mountain massifs seen from this part of the province. The nearest skiing is on Monte Catria, roughly a 35–45 minute drive depending on the access point and season. Cagli is the nearest town of size, with a substantial historic centre on the Via Flaminia and services for the inland valleys. The wider area is known for limestone gorges, upland woods and historic road links across the Marche-Apennine interior.