Casa indipendente in Via Duca d'Aosta
VIA DUCA D’AOSTA: Proponiamo a Lesina in VENDITA uno straordinario immobile indipendente situato in una posizione privilegiata a pochi passi dal suggestivo lago di Lesina. Questa residenza esclusiva offre spazi ben distribuiti su tre livelli, garantendo comfort e privacy per tutta la famiglia. Al piano terra, sarete accolti da una cucina abitabile. Questo piano include anche una camera da letto...
What it really costs
See what needs doing and what each job costs
At €89,000 for 146 sqm, the ask is about €610/sqm; assuming habitable condition from the detailed description, the effective cost is roughly €810/sqm including light works. That is only modestly above the low internal baseline of €731/sqm, but the independent house format plus lake/sea proximity (Lesina lake and 4 km to the sea) support a strong score.
More on the house and the area
This is a solid, well-kept, fully livable town house with a neat facade, bright rooms and two functioning kitchens/bathrooms. The wow comes more from its size, independence and excellent value near the lake than from standout character or views. It feels ready to use now, but cosmetically quite ordinary rather than dream-home beautiful.
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€10,000 – €16,000
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.
- Interiors are clean and usable but fairly plain and dated.
- No lake or sea view is shown in the photos despite the location near Lesina lake.
- Outdoor space is limited to balcony/terrace rather than a garden.
- Upper-level layout appears compact in some rooms.
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 78/100The cluster lies by Lake Lesina, the long coastal lagoon that runs behind the Adriatic shore at the northern edge of Gargano. The Gargano promontory begins just to the east, with low limestone relief, pine woods and the outer edge of Gargano National Park within this radius. The Adriatic coast is close, with long sandy shore and dune environments around Marina di Lesina and the lagoon margins. Lesina is the nearest town of size, with everyday services and a historic core on the lagoon side. This area is known for lagoon fishing and wetlands, especially eels and other fish from Lake Lesina.