Casa indipendente 6 locali, 113 m² in Strada Sant'Antimo 39
Casa indipendente in asta a San Leo (RN) – Strada Sant’Antimo 39 e 165 L'immobile in asta è una casa indipendente situata nel Comune di San Leo, località Guardengo, in Strada Sant’Antimo. Si inserisce in un piccolo borgo in zona agricola, caratterizzato da un contesto tranquillo e periferico. Superficie e…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingRenovatedThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
Must be done first
- Heating
See what needs doing and what each job costs
The property is a judicial auction (auction date and offer details are in the ad) priced €23,240 for ~113 m² (~€206/m²). The listing calls it "Renovated" but the description notes missing heating and no compliance certificates, so auction sale plus contradictory condition makes this a high-risk buy without legal/technical due diligence.
More on the house and the area
A solid, stone-mixed independent house near San Leo with a real wood fireplace, cellars and private courtyards/garden — a very liveable layout (soggiorno/angolo cottura, 2 bedrooms). The fabric is decent but some areas need intervention, heating is absent and systems lack conformity, so expect modest renovation/regularisation despite the strong auction price.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€8,000 – €12,000
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.
- No central heating (only a wood fireplace and hot-water boiler for sanitary use).
- Electrical and plumbing systems present but without declaration of conformity.
- Periferic small-borgo location with limited services and parking.
- Property sold at auction — buy 'as is' and observe auction deadlines/procedures.
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.