Rustico/casale in Via Flaminia Nord Smirra 10
Casale/rustico composto da: ampio salone con angolo cottura, camino, camera da letto e bagno al piano terra sotto strada; disimpegno con stanzetta piano strada; 2 camere da letto di cui una con metratura molto ampia al primo piano (vedi planimetria in allegato).
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
See what needs doing and what each job costs
At €875/m² before works, this farmhouse is already well above the €306/m² local benchmark; with a conservative €700/m² renovation allowance, the effective cost reaches about €1,575/m². The listing does not say whether it is habitable or what condition the roof and systems are in, which makes the €70,000 price difficult to justify.
More on the house and the area
This is a genuine, usable old Marche farmhouse rather than an empty shell, with rustic exposed beams, traditional shutters, a working-looking kitchen/dining space, and multiple bedrooms. Its historic character is appealing, but the interiors are dark and dated, while the setting offers no proven standout view or garden; overall it is charming more than dream-home spectacular.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€16,000 – €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.
- Interiors are clearly usable but dated and would benefit from cosmetic renovation.
- Only one bathroom is shown for three bedrooms.
- No compelling panoramic view, garden, or private outdoor living area is evident from the photos.
- Roof and exterior finishes appear aged and should be inspected carefully.
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 is in the northern Marche Apennine foothills, with the Monte Catria and Monte Nerone groups within about 15 km and broad wooded ridges around the Candigliano valley. The Candigliano river runs by Cagli, and the Gola del Furlo with the Candigliano reservoir lies nearby; this is inside the Furlo Regional Nature Reserve. The nearest ski area is on Monte Catria, with lifts around Frontone at roughly half an hour by road. Cagli is the nearest town of size and has a substantial historic centre on the Via Flaminia, with a theatre, churches and the Torrione fortress. The area is known for limestone gorges, forested Apennine slopes and hiking routes in the inland Pesaro-Urbino mountains.