Rustico/casale in Paterno 13
Casa indipendente di ampia metratura a Paterno, Fabriano Nel caratteristico borgo di Paterno, nel Comune di Fabriano, proponiamo in vendita una ampia casa indipendente di circa 300 mq, distribuita su tre livelli di circa 100 mq ciascuno, ideale per chi è alla ricerca di una soluzione abitativa spaziosa, indipendente e immediatamente abitabile. L’immobile è stato oggetto di interventi...
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Kitchen
See what needs doing and what each job costs
The €45,000 asking price is very low at €150/m², but allowing roughly €60,000 for work on this 300 m² farmhouse gives an effective cost near €350/m², above the local €306/m² benchmark. The description says it is immediately habitable and has already received interventions, but does not specify their extent.
More on the house and the area
A substantial, immediately habitable village house with a very photogenic stone-and-plaster exterior, traditional shutters, fireplaces, patterned floors, and a small private garden. The home is spacious and structurally presented as sound rather than a shell, though the interiors are dated and the setting offers charm and greenery rather than a dramatic open view. At €45,000 for roughly 300 sqm, the value is exceptionally compelling.
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€20,000 – €34,000
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 solid and usable but dated, with cosmetic modernization likely needed.
- Only one bathroom is shown for a large five-bedroom house.
- Utilities, heating system, and energy performance are not confirmed in the supplied facts.
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 74/100The cluster is in the Apennine foothills around Fabriano, with the central Apennines close by and a more folded inland landscape than the Adriatic plain. The Esino valley runs through this area, and within about 15 km are the Gola della Rossa e di Frasassi Regional Natural Park and the Frasassi cave system near Genga. Fabriano is the nearest substantial town and has a large historic centre, museums linked to paper-making, and rail connections toward Ancona and Umbria. The area is known for paper production and for the Frasassi caves.