Casa indipendente
Abitazione indipendente immersa nella natura | Frazione Grotte Sotto le Noci Nel fascino di un luogo dal grande carattere" zona conosciuta per il suggestivo Santuario della Madonna della Grotta che si affaccia sulla vallata" proponiamo in vendita un'autentica oasi di pace e riservatezza. La proprietà si raggiunge…
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
Asking €35,000 (≈€333/m²) is below the local median (€491/m²), but the listing gives no condition details so I estimate €700/m² for renovation (≈€73,500). That implies an effective cost of ≈€108,500 (≈€1,033/m²), well above the regional norm despite many photos and a garden/terrace, so restoration risk makes this a weak value.
More on the house and the area
Charming stone country house with exposed beams, terracotta floors, a vaulted cellar and a private terraced garden — very photogenic and set in a quiet, green hillside. The layout is a real, usable home today (kitchen, stove, bedrooms) but it needs cosmetic work and some systems updating to become a comfortable long-term residence.
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€21,000 – €37,000
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.
- Requires cosmetic updating and modernization (bathroom, finishes, likely electrics/plumbing upgrades).
- Signs of damp/staining on some interior walls.
- Single bathroom only.
- Access via a short narrow country lane (~100 m); parking may be limited.
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 74/100The area sits in the Apennine foothills between the Marche interior and Umbria, with the Esino valley and wooded ridges around the town. The Parco naturale regionale della Gola della Rossa e di Frasassi lies partly within this radius, including the Frasassi gorge and cave area near Genga. Mount Valmontagnana and the first massifs of the central Apennines rise nearby. Fabriano is the nearest town of size and has a substantial historic centre, rail links, and services. The area is known for paper-making, with Fabriano historically associated with that craft.