Hotel 4 Fonti – Struttura ricettiva con potenziale di riqualificazione
L’immobile si sviluppa su più livelli ed è internamente articolato come segue: Piano seminterrato: locali tecnici destinati alla caldaia e all’autoclave; Piano terra: hall, bar, ambulatori, servizi igienici, cucina, lavanderia, ripostigli e locali precedentemente destinati al reparto di cure termali; Primo piano: 8…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
This abandoned former hotel and thermal facility requires a major, specialized conversion: estimated total cost is about €1.22 million, or €1,137/m² after renovation, versus €246/m² for comparable local stock. Its 7 km distance from the sea offers limited support, while residential legality, permits, and redevelopment feasibility are not stated.
More on the house and the area
The property has substantial scale, mature wooded grounds, balconies, terraces, and a potentially interesting former-hotel setting near Fano. However, the interiors are heavily vandalized and neglected, with graffiti, debris, exposed services, and dated utility areas; it is a major redevelopment project rather than a beautiful home ready for living.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€424,000 – €626,000
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.
- This is an abandoned former hotel and thermal facility, not a ready residential home.
- Extensive renovation, clearance, and likely systems/code upgrades will be required.
- The commercial/guesthouse conversion potential and permitted residential use need to be verified.
- No bedrooms or usable living spaces are shown in move-in condition.
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 55/100Coast: the cluster sits on the Adriatic coast with municipal sandy beaches and seaside resort frontage. River: the Metauro river reaches the sea at Fano and the river mouth and low river plain lie inside the local area. Terrain: the immediate surroundings are a coastal plain of arable land, olive groves and vineyards with low rolling hills rising to the west toward the Marche Apennine foothills beyond the 15 km radius. Transport: Fano is on the Adriatic (Rimini–Ancona) railway corridor and is served by coastal roads and the nearby A14 autostrada. Town facilities: Fano is a mid-sized coastal town (around 60,000 inhabitants) with a small harbour for fishing and pleasure craft and a historic town centre. Culture: Fano stages an annual Carnevale noted for large papier‑mâché floats.