Rustico/casale in Contrada Garzia
MACCHIA - CONTRADA S. PASQUALE: In località Macchia - Contrada S. Pasquale, casa indipendente con vista panoramica, libera subito. UBICAZIONE E CONTESTO: Nella località Macchia Contrada S. PASQUALE è disponibile un immobile che conquista fin dal primo sguardo per il suo panorama e contesto accogliente e tranquillo. COSA SAPERE SULL'IMMOBILE: L'immobile si apre su due ampi spazi esterni,...
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
- Heating
See what needs doing and what each job costs
At €1,000/m², the asking price is already 25% above the local €800/m² benchmark, and the unspecified condition could raise the effective cost to roughly €3,444/m². The panoramic setting just 1 km from the sea helps, but the listing does not say whether the house is habitable or needs substantial work.
More on the house and the area
The panoramic sea and coastal plain views are the clear headline, complemented by rocky hillside terraces, mature vegetation, and a distinctive stone-arched fireplace/cave feature. This is a real roofed, floored home with a kitchen and bathroom rather than an empty shell, but the interiors are basic, damp-marked, and in need of substantial refreshing.
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€9,000 – €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.
- The interiors are very dated and visibly affected by damp, peeling finishes, and deferred maintenance.
- Only one main room is shown, with a basic kitchen and a worn bathroom; it may suit a simple retreat more than full-time living.
- The steep rocky terrain, extensive outdoor steps, and exposed terraces may limit accessibility and require significant upkeep.
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 cluster is on the Gulf of Manfredonia on the Adriatic, at the foot of the Gargano promontory. The Gargano National Park begins nearby and covers much of the limestone massif east and north of town. Siponto lies by Manfredonia with the archaeological area of the ancient port and basilica. Manfredonia has a castle and a working port, and it is the main town on this side of the gulf. The saltworks and wetlands of the Saline di Margherita di Savoia are farther down the gulf but outside the immediate landscape. Gargano is known for its limestone coast, forested uplands and pilgrimage routes, but the town itself sits in a more urban and coastal setting. Because this is a city above 50,000 residents, the urban cap applies.