Casa indipendente in Via Giacomo Leopardi, 21, Montappone,
Caratteristica casa di campagna da ristrutturare della superficie di circa 150 mq disposta su 3 livelli. L'edificio è posizionato nei pressi del Centro Storico, situato a circa 400 metri dalla piazza principale, raggiungibile a piedi. Tutta la proprietà si estende su un versante della collina ben soleggiato con una…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Structure
- Roof
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Asking €65,000 plus estimated €700/m² renovation on 150 m² gives an effective cost of about €170,000 (~€1,133/m²) versus the regional median ~€230/m², so the renovation burden makes this overpriced despite the 13,000 m² plot and near-historic-centre location. The listing omits energy class and bathroom details, increasing uncertainty.
More on the house and the area
Lovely characterful brick farmhouse with arched front, sunny hillside setting, big 13,000 m² plot and clear panoramic views just a short walk from the historic centre. The building is a solid but rough shell with roof damage and stripped interiors — a real renovation project rather than a move‑in home.
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€30,000 – €53,000
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.
Show more
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.
- Major renovation required including roof, floors and building services
- Interior currently non‑habitable — no bathrooms or fitted kitchen
- Old annex/outbuildings need reconstruction
- Large wooded plot will need clearing and maintenance
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 58/100The area is a belt of cultivated hills between the Tenna and Ete Morto valleys in the inland Fermo province, with views toward the Sibillini range on clearer days. The Monti Sibillini lie to the west, with the Sibillini Mountains National Park beginning farther into the interior. The nearest larger town is Fermo, which has a cathedral, a substantial historic centre and the Roman Cisterne. This part of southern Marche is known for hat-making, and Montappone itself is associated with that craft.