Casa dal sapore antico in ottima posizione ad Andrano
Casa dal sapore antico in ottima posizione ad Andrano. Needs renovation, autonomo heating, garage, caminetto, terrazzo, impianto tv con parabola satellitare, esposizione doppia.
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
At €95,000, the estimated renovation brings the total to about €165,000, or €1,650/m²—well above the local comparison level of roughly €650/m². The antique character, garage, terrace and fireplace add appeal, but the asking price leaves little value for a renovation project.
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€20,000 – €35,000
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.
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 72/100The area is on the Salento limestone peninsula, with a low rocky Adriatic coast close by around Tricase Porto and Marina Serra. The coast here includes small inlets and sea caves, with the Ciolo inlet and the bridge area near Gagliano del Capo within the local stretch of coast. The Otranto–Santa Maria di Leuca e Bosco di Tricase Regional Natural Park covers this part of the coast and inland oak woodland around Tricase. Santa Maria di Leuca is the nearest well-known coastal centre of note, with a port and the meeting point of the Adriatic and Ionian seas farther south. The area is known for dry-stone walls, olive groves and the coastal watchtower landscape of southern Salento.