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Beautiful B&B with pool

Item: Beautiful B&B with pool
Author: Olivings

B&B/Agriturismo · Le Marche, Italy

280 m²living10,000 m²plot6bedrooms

€450,000

The Basics

Our Analysis

A well-established and operationally ready business located in the truffle-rich heart of Le Marche, offering immediate revenue potential without the wait of a renovation. While the split into four apartments offers flexibility, the semi-detached nature of the main building and the mix of construction eras (1800s vs 1950s) are key considerations for those seeking total isolation. This is realistically for an owner-operator looking for a lifestyle change that pays for itself, rather than a private luxury retreat.

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The Verdict

Suited for

A couple wanting to run a hospitality business while living on-site in one of the units

Buyers seeking a proven rental history with established repeat international clientele

Truffle and nature enthusiasts wanting proximity to the Furlo Gorge and Acqualagna

A multi-generational family needing separate, self-contained living spaces

Less suited for

Anyone seeking a detached 'stand-alone' villa, as the main building adjoins a neighbor's residence

Buyers looking for high-end, contemporary luxury finishes, given the early 2000s renovation style

Those sensitive to the aesthetic difference between historic stone and 1950s masonry

What this home offers

Pool

Vineyard

Guest House

Garden

Historic

Renovated

Mountain View

Garage

Spa / Wellness

Furnished

Rental potential

Terrace / Balcony

Air conditioning

Financials

Price Fairness

How the asking price compares to local market data

This property is priced below average for a property needing renovation in Le Marche with 1 ha of land..

What It Costs to Own

Estimated monthly and upfront costs based on your buyer profile

Upfront

~€259,650

Monthly

~€3,595 /mo

Realistically required investment

Estimated over 5–10 years

€65,960–€175,610

~15–39% of property value

Most buyers underestimate this by ~30–50%

Things to know

Legal considerations

Good to know

Large grounds to manage

No mains gas

Location & environment

Living here

What daily life looks like in this area

EssentialHow much you'll rely on a car

Likely paved municipal road followed by a short gravel driveway (strada bianca)Road leading to the property

10-12 minutes (Cagli or Acqualagna)Nearest grocery store

10 minutesNearest pharmacy

Living here means balancing rural silence with the logistics of guest management; though private, the presence of neighbors means complete 'off-grid' solitude is not the reality.

Next Steps

Questions to ask and documents to request

Key things to clarify before making an offer

Questions to ask

Can you clarify the exact sharing arrangement of the wall/roof with the adjoining neighbor?
Does the 'fully fenced' status include the entire hectare of land or just the immediate garden?
Are there separate meters for LPG and electricity for each of the four apartments?

Documents to request

Visura Catastale and Planimetria (Cadastral plan)
Certificato di Agibilità (Habitation certificate)
APE (Attestato di Prestazione Energetica)

This report is generated from listing data and regional knowledge. It is not a substitute for a professional survey, legal review, or in-person visit.

Characteristics

General

Property Type: B&B/Agriturismo
Status: Available

Location & Surroundings

Location: Between medieval towns of Cagli and Acqualagna
View: Panoramic View
Distance to Sea: 45 km
Distance to Village: 3 km
Nature Reserve: Near La Gola del Furlo
Local Attraction: Near Acqualagna (white truffle site)

Exterior Features

Garden: Yes, spacious beautifully landscaped garden
Terrace: Yes, several terraces
Balcony: Yes
Entrance: Beautiful entrance gate
Fencing: Fully fenced estate
Swimming Pool: Yes, 8x4m with Roman steps
Outdoor Amenities: Original wood oven, barbecue
Garage: 40 m²
Parking: Wooden canopy for cars
Land: 1 hectare behind buildings with olive and oak trees, vineyard, truffles

Interior Features

Central Heating: Yes (LPG)
Fire Place: Yes
Air Conditioning: Yes
Number of Buildings: Two
Building 1 Construction Year: 1800 (stone and plaster)
Building 2 Construction Year: 1950s
Number of independent flats: 4 (Iris, Girasoli, Lilla, Rose)

Apartment Details

Iris Layout: Studio with spacious kitchen/living/sleeping area and bathroom with shower. Project for internal staircase linking to Girasoli.
Girasoli Layout: Two bedrooms, kitchen, bathroom with bath, small storage room.
Lilla Layout: One bedroom, kitchen, bathroom with shower.
Rose Layout: Two bedrooms, bathroom with bath, kitchen/dining room, toilet.

Business Opportunity

Capacity: Can accommodate 13 people
Established Business: Successful for 17 years with returning guests
Rental Potential: Possible all year round
Management: Current owner does not live on-site

Utilities & Condition

Renovation Year: Between 2000 and 2008
Water Supply: Waterworks
Heating Fuel: LPG
Furnished: Sold furnished
Additional Land: Possibility to buy additional land

About Cagli, Le Marche

Local highlights, dining & things to do nearby

Why Cagli, Le Marche

Often described as "Tuscany without the crowds," Cagli is a hidden gem in the northern part of the Le Marche region. Located at the foothills of the Apennines, it offers a dramatic landscape of limestone gorges, lush forests, and rivers. For a B&B or Agriturismo buyer, Cagli is attractive because it offers authenticity and value; property prices here are significantly lower than in neighboring Umbria or Tuscany, yet the aesthetic and quality of life are comparable.

Investors are drawn to the town’s dual appeal: it serves as a base for outdoor enthusiasts (hiking and cycling) and as a cultural hub, boasting one of the region’s most beautiful 19th-century theaters and a historic center filled with Renaissance palazzi.

Climate & Lifestyle

Cagli experiences a four-season climate. Summers are hot but generally more comfortable than the coastal plains due to the elevation and mountain breezes. Autumn is glorious, defined by the "Tartufo" (truffle) season. Winters can be cold and snowy, which adds a cozy charm but means your B&B business will likely be seasonal (April to October).

The lifestyle is "slow food" personified. Life revolves around the Piazza Matteotti. You can expect a morning ritual of espresso at a café, followed by shopping for local Pecorino cheese and wild boar charcuterie at the weekly market. It is a community where people still know their neighbors, and the "passeggiata" (evening stroll) remains a sacred tradition.

Getting There & Around

Cagli is well-connected by road but feels pleasantly tucked away.

Airports: Ancona (Falconara) is the closest international airport, about an hour’s drive. Perugia (1 hour) and Bologna (2 hours) offer broader international connections.
Driving: Cagli sits on the Flaminia road, making it easy to reach the Adriatic coast (Fano) in 35-40 minutes. Rome is accessible in about 3 hours.
Transport: While there is a bus network, a car is essential for anyone running an Agriturismo. The winding mountain roads are well-maintained but can be challenging in peak winter.

Practical Living

Daily life is remarkably functional for a rural area.

Healthcare: Cagli has a local hospital for basic needs and emergencies. Larger, specialized facilities are in Urbino or Pesaro.
Connectivity: High-speed internet (Eolo or fiber) is increasingly available, though if you buy a remote farmhouse, you may rely on satellite or 4G/5G bridges.
Education: There are no international schools in Cagli; the nearest are in neighboring regions or the coastal cities. Local schools are welcoming, but full immersion in Italian is required.
Shopping: Several supermarkets cater to daily needs, but the soul of the town lies in the specialized butchers and bakeries.

Property Considerations

When looking for an Agriturismo, you will primarily encounter stone farmhouses (casali) or former monasteries.

Building Style: Thick limestone walls and terracotta tiled roofs are standard.
Issues to Watch:
- Seismic Safety: Le Marche is a seismically active zone. Ensure any property has been retrofitted to current anti-seismic standards.
- Humidity: Ground-floor dampness is common in old stone buildings without "vespaio" (ventilated foundations).
- Utilities: Many rural properties use LPG (GPL) tanks for heating and septic tanks (fossa biologica) for waste. Check their compliance with modern environmental laws.
Renovation: Skilled stonemasons are available locally, but demand is high. Expect renovation costs to range from €1,200 to €2,000 per square meter for high-quality work.

Buying as a Foreigner

The Italian buying process is structured around the Notary (Notaio), a neutral public official who handles the deed and taxes.

Steps: Once an offer is accepted (Proposta d’acquisto), you sign a preliminary contract (Preliminare) and pay a deposit (usually 10-20%). If you back out, you lose the deposit; if the seller backs out, they must pay you double.
Costs: Budget 10-12% above the purchase price for taxes and fees. Non-residents pay a higher "Imposta di Registro" (9% of the cadastral value) than those planning to move their residency (2%).
Pitfall: Ensure the property has a Certificato di Abitabilità (Habitation Certificate) and that all structures are correctly registered on the Catasto (Land Registry). "Abusi edilizi" (unauthorized changes) are a common headache.

Community & Expat Life

Cagli has a small, sophisticated expat community—mostly British, Dutch, and North Americans—who tend to be well-integrated. Local residents are generally warm but conservative; learning basic Italian is not just a courtesy, it is a necessity for social survival and business management.

To integrate, participate in local festivals like the Giuoco dell'Oca (a historical reenactment). Locals respect foreigners who invest in the preservation of their heritage, so using local tradespeople and supporting local businesses will quickly earn you a place in the community.

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