Terratetto plurifamiliare in Torchiarolo
TORCHIAROLO - Torre San Gennaro - Via Assisi Nell'icona 360° troverete il servizio Matterport per prendere le misure e camminare in casa. Cercate i tondini colorati dove troverete contenuti e dettagli. Nell'icona del video abbiamo postato la distanza dal mare oggi non piu' edificabile ed è una fortuna trovare…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Although the facts mark it as habitable, the description explicitly says 'da ristrutturare', so I price it as a renovation project at about €700/m². That gives an effective cost of about €1,533/m² (€50,000 + ~€42,000 works over 60 m²), well above the low-stock baseline of €730/m², but the sea-front location at 80-100 m and strong photo set make it still a solid buy rather than a trap.
More on the house and the area
The real draw here is the location: just a minute from the beach in a low-rise seaside village, which gives it genuine dream-value for the price. The home itself is a simple, habitable 1980s flat with plain rooms, old finishes and some cosmetic wear, so it feels usable but not yet special. This is more a cheap seaside foothold with potential than an instantly beautiful 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€12,000 – €21,000
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.
- Interior is very basic and dated, with visible need for renovation.
- No direct sea view from the current balcony; the best sea outlook seems potential from a future roof terrace.
- Water and sewer are on a shared meter with the ground floor.
- No gas system is present.
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 52/100The cluster is on the Adriatic coastal plain of northern Salento. The coast is at Torre San Gennaro, with low sandy shoreline and beach backed by flat agricultural land. Brindisi is the nearest town of size, with a port, rail links and services. This part of the area is known for olive groves, vineyards and arable fields on the plain between Brindisi and Lecce.