Casa indipendente in Via Montesacro
TITOLO: 🚨 OCCASIONE DA SOGNO NEL CENTRO STORICO! Prezzo quasi REGALATO! 🚨 DESCRIZIONE: Cerchi un vero affare? Mettiamo in vendita questa casa storica con vista panoramica mozzafiato (fino al mare!) a un prezzo incredibilmente basso per immediato realizzo. Praticamente un regalo! 🎁 ✨ Punti di forza: * 🌅 Vista pazzesca e terrazza/balcone panoramico * 🏛️ Dettagli d'epoca: magnifiche...
What it really costs
See what needs doing and what each job costs
At €25,000 for 180 sqm, the ask is just €139/sqm; assuming a needs-renovation cost of about €700/sqm, the effective cost is roughly €839/sqm, almost exactly in line with the low Puglia baseline of €833/sqm. The panoramic historic-center setting near Monte Sant'Angelo and 32 photos help, but the very hype-heavy description with missing condition data keeps this from scoring higher.
More on the house and the area
The barrel-vaulted rooms, old patterned floors and rooftop panorama over the historic center give it real southern-Italy character, with a glimpse toward the sea. But this is not move-in ready: the interiors show heavy decay, moisture damage and very tired finishes, so it feels like a big renovation project rather than an immediately usable home. The €25k price and size make it tempting, but the wow comes more from potential than present livability.
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€36,000 – €63,000
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.
- Needs substantial renovation before comfortable living
- Visible damp, peeling plaster and possible roof/water-ingress issues
- Terrace/roof areas look rough and may need structural and waterproofing checks
- Kitchen/bathroom usability is not proven 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 87/100The cluster is on the Gargano massif above the Adriatic, with the coast and the Gulf of Manfredonia below. It sits inside Gargano National Park. The nearest ski lifts are at Campitello Matese, far beyond daily local use, so there is no local ski area within the immediate surroundings. Monte Sant'Angelo itself is a substantial hill town with services, and it is known nationally for the Sanctuary of San Michele Arcangelo, part of the UNESCO site "Longobards in Italy". Within the same local area are the Foresta Umbra uplands and the limestone plateau landscape that characterises the interior of Gargano. The area is known for pilgrimage, olive groves, karst uplands and access down to the Adriatic coast.