Rustico/casale in Via Giuseppe Garibaldi 99
TECNOCASA LANCIANO Lanciano - Centro storico: Fondaco di ampia metratura con possibilità di personalizzazione. Contattaci per fissare una visita! Nel cuore del centro storico di Lanciano, proponiamo in vendita un fondaco di ampia metratura, situato all'interno di un edificio storico e caratterizzato da ambienti con…
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The description explicitly says 'fondaco', which in this context is a storage/cellar space, not a legal dwelling; that is a veto red flag regardless of the low asking price (€29,000 for 115 sqm, €252/sqm vs €316/sqm baseline). It may have character and customization potential, but as listed it is not a habitable home for this catalog.
More on the house and the area
The vaulted stone interiors are genuinely atmospheric and could become spectacular with the right restoration. But as shown this is a large historic cellar/fondaco rather than a livable house, with raw utility/storage condition and major work needed before someone could realistically live there.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€46,000 – €67,000
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.
- Currently a fondaco/cantina, not a finished home
- Needs full change-of-use and complete fit-out for residential living
- No kitchen or proper habitable rooms shown
- Basement-like historic space may have light/damp limitations
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 62/100The area lies on rolling inland hills a short distance from the Adriatic coast, with the Sangro valley to the south and the Maiella massif visible inland in clear weather but not within the immediate landscape radius. The nearest coast is the Trabocchi stretch of the Adriatic around San Vito Chietino and Fossacesia, with coves, low cliffs and old fishing platforms. The nearest town of size is Lanciano itself, which has a substantial historic centre, a cathedral, and the well-known Eucharistic Miracle sanctuary. The area is known for mixed farming, olive groves and vineyards, with Montepulciano d’Abruzzo wine and olive oil in the wider surroundings.