Casa indipendente in Via Francesco Lunerti, 10, Ripatransone,
In posizione panoramica e con vista deliziosa, casa cielo terra delle dimensioni totali di mq 345 dislocato su cinque livelli con giardino di 140 mq. Il piano seminterrato, di circa 145 mq, dispone di ampio soggiorno con camino, cucina, cantine, bagno e grotta in mattoni. Il piano primo. delle dimensioni di circa 60…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
The €65,000 asking price looks low at €188/m², but the described full renovation of structure, systems, floors and windows could add roughly €900/m², bringing the effective cost to about €1,088/m² versus €242/m² for comparable homes. Its central position in the historic village, terraces and views add appeal, but not enough to offset the very large renovation bill.
More on the house and the area
A substantial independent borgo house with striking historic surroundings, multiple terraces, a 140 sqm garden, and panoramic views toward Ripatransone and the sea. The scale and character are compelling, but this is a full renovation project rather than a move-in home, with outdated systems, floors, and fixtures throughout.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€68,000 – €121,000
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.
- Requires a comprehensive renovation of structure, systems, floors, and windows.
- The gallery does not show finished interiors, so current comfort and habitability are uncertain.
- Access is via steep village steps and terraces, which may complicate renovation logistics.
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 cluster is in the hills between the Adriatic and the lower valleys that descend from the Sibillini side of southern Marche. The Tesino valley is close by, and the Adriatic coast around Grottammare and San Benedetto del Tronto is about 10–15 km away. The nearest larger town is San Benedetto del Tronto, which has full services, a port and rail connections. Ripatransone is known locally for its hill town setting and historic centre, and this part of the Piceno is known for vineyards and olive groves.