Terratetto unifamiliare in Manfredonia
VIA VIGNOLA: in zona centro casa indipendente con veranda e terrazzo di copertura di proprietà. UBICAZIONE E CONTESTO: Zona centro storico completa di tutti i servizi primari e secondari come: farmacia, bar, panificio, supermercato, ristoranti, posta, negozi, ospedale, scuola. COSA SAPERE SULL'IMMOBILE: In zona…
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 €89,000 for 42 m², the effective cost is about €2,320/m² after allowing roughly €8,400 for modest updates, versus a local sub-€100k benchmark of €631/m². The historic-center, sea-front location and terrace add appeal, but the asking price remains exceptionally high for a compact, energy-class-G home described only as being in fair condition.
More on the house and the area
This is a genuinely habitable, bright little townhouse in central Manfredonia, with a usable bathroom, air conditioning, and a large private roof terrace. Its arched details and old-town setting add some character, but the interiors are basic and dated, with no proven sea view or memorable landscape.
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€3,000 – €5,000
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.
- Very compact 42 sqm one-bedroom layout, spread over multiple levels.
- Energy class G and dated finishes/furnishings may call for modernization.
- The rooftop terrace is spacious but currently plain and enclosed by unattractive neighboring walls.
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 55/100The cluster is on the Gulf of Manfredonia on the Adriatic, at the foot of the Gargano promontory. The Gargano National Park begins nearby and covers much of the limestone massif east and north of town. Siponto lies by Manfredonia with the archaeological area of the ancient port and basilica. Manfredonia has a castle and a working port, and it is the main town on this side of the gulf. The saltworks and wetlands of the Saline di Margherita di Savoia are farther down the gulf but outside the immediate landscape. Gargano is known for its limestone coast, forested uplands and pilgrimage routes, but the town itself sits in a more urban and coastal setting. Because this is a city above 50,000 residents, the urban cap applies.