Soluzione indipendente
SOLUZIONE INDIPENDENTE SU TRE LIVELLI IN CENTRO ermes immobiliare propone in vendita una soluzione indipendente situata in zona centrale, a pochi passi dai principali servizi e dalle attività commerciali, ideale per chi desidera vivere nel cuore della città senza rinunciare alla propria indipendenza. L’immobile si…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At an estimated €121,200 all-in, the property works out to about €1,143/m² versus roughly €631/m² for comparable homes, making it a substantial premium. Its central location, independent layout, and three bathrooms add value, but the price is not especially attractive for a habitable home.
More on the house and the area
A clean, genuinely usable independent townhouse with a pleasant balcony facade, polished floors, a fitted kitchen, and three bathrooms. Its central location and flexible three-level layout are practical, but the interiors are conventional and dated, with no standout historic features, garden, or scenic view.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€7,000 – €12,000
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 home is habitable but finishes, bathrooms, and furnishings are visibly dated.
- It is arranged vertically over three levels, which may be less convenient for everyday living.
- The advertised methane connection is only prepared, not necessarily connected; there is no garden or meaningful view.
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 84/100The cluster lies on the Gargano massif. The Adriatic coast is within the local area, with the Gulf of Manfredonia below the southern slopes. The Gargano National Park covers the surrounding upland and coast. The nearest town of size is Foggia, which provides the main rail connections, hospitals and larger retail and administrative services. San Giovanni Rotondo is a major pilgrimage centre linked to Padre Pio. Monte Sant’Angelo is nearby and its Sanctuary of Saint Michael the Archangel is part of the UNESCO serial site of the Longobards in Italy.