Dove il tempo si fa quiete: il tuo nido tra le colline di Cartoceto di Pergola
C’è un posto, nel cuore antico di Cartoceto di Pergola, dove la fretta non ha diritto di cittadinanza. È una casa di fila, una piccola gemma che si affaccia sulla quiete delle colline marchigiane, pronta ad accogliere chi sa ancora ascoltare il respiro della natura. Questa dimora è un nido che ha ritrovato il suo…
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
At €51,000 for 77 m², the purchase price is €662/m², but allowing roughly €500/m² for the remaining renovation puts the effective cost near €1,162/m² versus a €465/m² local benchmark. The description says the roof, facade, windows and bathroom were restored, while the listing classifies the property as needing renovation, so the true condition should be verified carefully.
More on the house and the area
A charming, genuinely livable townhouse with restored traditional character, a stone fireplace, terrace, small private garden, and peaceful views over the wooded Marche hills. The interiors are practical and furnished rather than luxurious, but the kitchen and bathrooms appear usable immediately, making this a real home rather than a renovation shell. At €51,000, the combination of historic atmosphere, outdoor space, and scenery is compelling.
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.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€9,000 – €15,000
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.
- Listed as needing renovation despite a clearly usable kitchen, bathrooms, and living spaces; confirm the scope of works.
- The home fronts a road and has only one bathroom.
- Verify heating, utilities, and the exact legal status/access of the separate 35 m² garden.
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 61/100The area sits in the inland Marche hills in the Cesano valley, with cultivated slopes, woodland and low Apennine ridges around the town. The Cesano river runs through Pergola. Within the local area are the Frasassi cave zone and the first Apennine massifs toward Monte Catria, which shape the wider landscape of this part of inland Pesaro-Urbino and Ancona. The nearest larger towns for services are Fano on the coast and Fabriano inland. Pergola is known for the gilded Roman bronzes found here, kept in the town museum.