Casa Semindipendente in vendita a Fabriano
San Giovanni (AN): VENDESI CASA IN ZONA MONTANA (570 metri s.l.m.) SU DUE LIVELLI Vendesi un'ex casa rurale di circa 122 mq antecedente al 1970, libera al rogito, abbinata su 2 lati e con ingresso indipendente. Posizione: l'immobile si trova a pochi minuti da Poggio San Romualdo e dall'Abbazia di Valdicastro,…
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
See what needs doing and what each job costs
The €24,000 asking price is 58% below comparable local pricing, but estimated renovation costs of about €85,400 bring the effective total to roughly €109,400, or €897/m²—well above the local benchmark. The panoramic mountain setting, terrace, fireplace and nearby basic services add appeal, but the property remains a substantial renovation project.
More on the house and the area
This is a solid, roofed and clearly usable mountain townhouse with sweeping Marche hill views, mature greenery, a terrace, and two fireplaces. The interiors are spacious and habitable but dated, so it is a renovation project rather than a move-in-ready dream home; the setting and €24,000 price create much of the appeal.
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€24,000 – €43,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- The house needs renovation and has very dated finishes, fixtures, and kitchen/bathroom fittings.
- Only one bathroom is shown for a multi-level 122 sqm home; energy class and system condition are unspecified.
- The 350 sqm garden appears to be an optional separate purchase, not included in the listed property.
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 area sits in the Apennine foothills between the Marche interior and Umbria, with the Esino valley and wooded ridges around the town. The Parco naturale regionale della Gola della Rossa e di Frasassi lies partly within this radius, including the Frasassi gorge and cave area near Genga. Mount Valmontagnana and the first massifs of the central Apennines rise nearby. Fabriano is the nearest town of size and has a substantial historic centre, rail links, and services. The area is known for paper-making, with Fabriano historically associated with that craft.