Casa singola due camere da ristrutturare
Casa composta da soggiorno con angolo cottura, bagno e due camere, distribuite su più livelli. Completano la proprietà due cantine, un locale tecnico e una corte esterna. L'abitazione si sviluppa su più livelli collegati tra loro, in un piccolo borgo rurale. Al piano inferiore si trovano due cantine e un locale…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovation- Sold at judicial auction
See what needs doing and what each job costs
This is being sold at judicial auction (procedura/ data d'asta), so it cannot be bought as a normal sale. At €23,250 plus an estimated €700/m² renovation (128 m² → total ≈ €112,850, ≈ €882/m²) the effective price is well above typical regional levels (~€465/m²).
More on the house and the area
Solid, roofed stone/laterizio village house with authentic character and two cellars; clearly a renovation project but structurally usable. Good auction bargain close to San Leo, though expect work on walls, finishes and utilities and limited private outdoor space.
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€25,000 – €45,000
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.
- Needs renovation — internal cracks and dated/unfinished finishes noted
- Shared external courtyard with a servitù di passaggio (limited privacy)
- Limited services — no gas connection and only a wood-burning stove for heating
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 area sits in the Valmarecchia, with the first ridges of the northern Apennines around it. The Marecchia valley is the main landscape nearby. San Leo itself stands on a detached rock with the fortress above the old town. San Leo is on the list of I Borghi più belli d'Italia. Within the same valley, Verucchio also has a fortress and a historic hill centre. Rimini is the nearest city of size, with full services, rail links and an airport. The area is known for fortified hill towns on rock outcrops along the Marecchia valley.