Fabbricato in ristrutturazione con terrazzo vista mare
Nel centro storico di Vico del Gargano, in posizione comoda per il transito carrabile ed a pochi passi dalla via principale del paese, si vende fabbricato totalmente indipendente, in corso di ristrutturazione ed elevato su tre livelli, con terrazza vista mare.Al piano terra troviamo ingresso con disimpegno e taverna…
What it really costs
Can you move in?
Move in as it is
In the listingRenovatedSee what needs doing and what each job costs
Although tagged as renovated in the facts, the text says the house is still under renovation, so I applied a partial renovation cost of about €350/m². Effective cost is about €1,081/m² (€95,000 + ~€45,500 works over 130 m²), versus a local baseline of €731/m²; the sea-view terrace, historic center setting, and 5 km distance to the coast support a solid but not bargain-priced deal.
More on the house and the area
The real draw is the sea-view terrace in a historic Gargano borgo, plus some authentic stone character in the stairwell and structure. But despite the listing calling it renovated, the photos show an unfinished house under active renovation rather than a usable home today. Attractive potential and good value for the size, yet the current condition keeps it in the mid band.
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.
Our read of the photos, €350/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€15,000 – €25,000
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.
- Still a construction site; not currently move-in ready
- Interiors are unfinished with no fitted kitchen or completed bathrooms shown
- Historic townhouse layout over three levels may mean lots of stairs
- Terrace/exterior needs finishing and nearby structures/tower affect the atmosphere
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 85/100The cluster is in the Gargano area, with the Foresta Umbra and the limestone hills of the Gargano National Park within about 15 km, and the Adriatic coast near San Menaio and Calenella also within that radius. The nearest beaches are on the Gargano coast below wooded slopes rather than on a flat plain. Peschici, the nearest town of size in the area, has a historic centre on a rocky promontory above the sea and tourist services. Rodi Garganico and Peschici are known on this stretch for citrus groves, olive cultivation and summer seaside tourism. The area is part of the Gargano, a named promontory landscape that is nationally known for forest, karst hills and indented Adriatic shoreline.