Villa unifamiliare in Andria
Proponiamo in vendita una villa unifamiliare situata ad Andria, in Via Domenico Cirillo, al piano seminterrato. L'immobile si sviluppa su una superficie di 55 metri quadri ed è composto da un unico locale con un bagno. È dotato di cucina e di un terrazzo che contribuisce a uno spazio esterno accessibile. Il…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €35,000 for 55 sqm, the asking price is €636/sqm, but with a realistic renovation budget of about €700/sqm the effective cost rises to roughly €1,336/sqm. That is far above the local low-stock baseline of €585/sqm, and the one-room semi-basement layout with no heating also limits appeal despite the terrace and full ownership.
More on the house and the area
There is some authentic old-town character in the barrel-vaulted ceiling and simple stone frontage, and the price is very low. But this is a dim semi-basement home with clear moisture issues and tired finishes, so it feels more like a basic renovation project than a dreamy ready-to-live Italian home.
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€11,000 – €20,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Semi-basement layout with very limited natural light
- Visible damp/moisture damage in bathroom and courtyard-facing areas
- No heating shown; likely not comfortable without upgrades
- Single-room 55 sqm layout limits easy livability
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 area lies on the Murge plateau, with open limestone farmland, olive groves and a broad karst landscape. Castel del Monte is within this radius on the upland southwest of Andria, and it is a UNESCO World Heritage site. The Alta Murgia National Park extends into the countryside around Castel del Monte. The Adriatic coast is nearby at Trani and Barletta, but the urban cap applies here because the cluster is inside the built-up area of a city above 50,000 residents. Andria itself is a large service city with a historic centre, rail links and the usual provincial commerce. The area is known for olive oil, table grapes and Castel del Monte.