Soluzione cielo-terra a Braccano
Nel caratteristico Borghetto di Braccano, noto per i suoi famosi murales, Soluzione affiancata cielo terra su due livelli così composta: al Piano terra cucina abitabile; al 1°piano salottino di passaggio, 2 camere, bagno e soffitta. Annessa all'abitazione, Cantina al piano seminterrato di circa 24 mq. L'immobile è…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Price of €263/m² is ~44% below the local median of €467/m² (solid baseline), giving strong upside. The property had post-2016 earthquake structural work done (tie rods, wall reinforcement, new wooden roof), which de-risks the most expensive part of renovation; only interior modernization remains, keeping reno cost moderate (~€500/m²). 4 rooms, 76m² plus a 24m² cellar, 27 photos, and just listed. Missing building year, energy class, and sea distance are minor data gaps. Even with full interior reno (~€38k), total ~€58k stays well under baseline value (~€35k just for land+shell at median). A genuinely good entry-level deal in a characteristic borgo.
More on the house and the area
Townhouse in the picturesque Borghetto di Braccano, a hamlet known for its murals, in the green Marche hills. Post-2016 earthquake structural work done (tie rods, reinforced walls, new wooden roof), but interiors need full renovation. Main draw is the lush green valley/mountain views from windows and the €20k price (€263/m2). Fresh wood-beam ceilings add warmth, but many rooms show mold and worn surfaces. Charming village setting and bargain price, but no standout interior or dramatic exterior.
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.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€9,000 – €15,000
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.
- Interior needs full modernization; mold visible on walls in several rooms
- Small footprint (76 sqm) with basic finishes
- No sea proximity; village location in the mountains
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 66/100The area sits in the upper Esino valley with the central Apennines close by, and the mountains of the Parco naturale regionale della Gola della Rossa e di Frasassi are within the local landscape to the east. The Esino river runs through the valley. Frasassi and its gorge are in this wider inland belt but outside the immediate 15 km landscape, so they matter more as an excursion than as the setting itself. The nearest larger centre is Fabriano, which has rail links, services and an established historic centre; Macerata and Ancona are farther off for higher-order services. Matelica is known for Verdicchio di Matelica, with vineyards on the valley floor and lower slopes.