Casa indipendente in Via Monastero 31
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 con pietra a vista; al primo livello è situato ampio...
What it really costs
See what needs doing and what each job costs
The house is priced at €731/m², but it is explicitly 'in corso di ristrutturazione', so I estimate about €700/m² to complete works, for an effective cost near €1,431/m². That is above the local baseline of €892/m², but the independent building in Vico del Gargano’s historic center with terrace and sea view supports a still decent score.
More on the house and the area
The sea-view terrace is the clear selling point, and the stone stairwell gives it some authentic old-town character. But this is still an unfinished renovation rather than a ready home: roof and structure look sound, yet interiors are raw and not currently habitable. At the price, it has promise, but the wow is more future potential than present-day dream living.
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€26,000 – €46,000
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: unfinished interiors with no fitted kitchen or bathrooms visible
- Livability is not immediate despite the rebuilt roof and structure
- Historic-centre street setting is practical but not especially picturesque in the photos
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.