Rustico/casale in Contrada Stinco
TRANQUILLA E SPAZIOSA: IL TUO NUOVO ANGOLO DI RELAX A MATTINATA Proprietà indipendente, situata in Contrada Principe, a un soffio dalla vibrante costa di Mattinata. Questa immobile offre una metratura generosa di 117 mq, attualmente categorizzata come deposito e in attesa di essere personalizzata secondo i tuoi…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
Must be done first
- Wiring
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
Although the €48,900 price (€418/m²) and 1 km distance from the sea look attractive, the 117 m² property is explicitly classified as a deposito rather than a dwelling. Legal residential conversion is not confirmed, so the attractive headline price does not make this a safe home purchase.
More on the house and the area
The setting is genuinely appealing: a terraced olive grove with dry-stone walls, hillside views and a glimpse of the sea near Mattinata. However, the building is an unfinished shell rather than a livable farmhouse, with raw floors, incomplete services and no finished interiors. Its low price and coastal land create strong potential, but this is a renovation project, not a ready-to-live dream home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€46,000 – €69,000
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.
- The 117 sqm structure is being sold as a deposit and is unfinished, with bare concrete floors and incomplete electrical work.
- No finished kitchen or usable bathroom is shown; substantial renovation and compliance work will be needed before living there.
- The sloping 2,320 sqm olive grove is attractive but requires ongoing maintenance, and the property appears close to a public road.
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 86/100The cluster is on the Gargano promontory, with limestone hills rising directly behind the settlement and the Adriatic coast at Mattinata. It lies inside Gargano National Park. The coast here is known for white limestone cliffs, small coves and sea stacks, and inland for olive groves on karst slopes. Monte Sant’Angelo is the nearest substantial hill town and has services and the Sanctuary of San Michele, a UNESCO site. Vieste is the other main coastal town within the promontory. The area is known for olive oil and for access to the eastern Gargano coast.