Rustico/casale in Rocchetta
Affascinante Casale Rurale tra Genga e Arcevia - Opportunità di Investimento Scopri questo straordinario casale di due piani immerso nella natura incontaminata della campagna marchigiana, situato a soli 4 km da Arcevia e 4 km da Genga, nel cuore del Parco regionale di Genga-Frasassi. Una proprietà autentica che respira storia e tradizione rurale, perfetta per chi cerca una dimora...
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €34,000 (€187/m²), the asking price is well below the local €305/m² benchmark, but the rural farmhouse’s condition and legal habitability are not stated. Allowing roughly €700/m² for renovation brings the effective cost to about €887/m², weakening the apparent bargain.
More on the house and the area
A highly atmospheric Marche farmhouse with expansive rolling-hill and mountain views, mature greenery, private outdoor space, exposed timber beams, terracotta floors, traditional doors, and a distinctive tiled kitchen fireplace. Unlike a typical cheap rural property, the interiors appear furnished, finished, and genuinely livable, with a working kitchen, bathroom, bedrooms, and living spaces. The €34,000 price is exceptionally compelling, though the exterior needs maintenance and the rural setup warrants practical checks.
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€36,000 – €64,000
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.
- Exterior plaster shows noticeable peeling and weathering.
- Access appears to be via a rural gravel driveway.
- Only one bathroom is listed for the 182 sqm, 8-room house.
- Utilities, heating performance, and legal/structural details are not confirmed.
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 78/100The cluster is in the Apennine foothills of the Genga area, in the valley of the Esino river. The Gola della Rossa e di Frasassi Regional Natural Park lies here, with limestone gorges and cave landscapes; the Frasassi caves are in this area. Fabriano is the nearest larger town, with a substantial historic centre and rail links. The area is known for karst scenery and cave tourism.