Confortevole piano terra nel Cuore della Città
In Via delle Antiche Mura 23, proponiamo in vendita un accogliente abitazione di 40 mq, perfetto per chi cerca una soluzione pronta da vivere, un funzionale punto d'appoggio o un ottimo investimento ad alta redditività. Caratteristiche Principali Superficie: 40 mq ben distribuiti, senza sprechi di spazio. Posizione:…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €75,000, the effective cost is about €2,075/m² after allowing €200/m² for a habitable home, versus a local comparison level of €471/m². The central historic location near the sea is attractive, but the asking price remains very high for a 40 m² one-bedroom property.
More on the house and the area
This is a genuinely habitable, ready-to-use small home with attractive vaulted ceilings, arched details, tiled floors, a fitted kitchen, and a functioning bathroom. Its historic-center location near the sea adds lifestyle appeal, although the property is compact and lacks outdoor space or a memorable view.
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€3,000 – €4,000
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.
- Only 40 sqm, so it is compact for full-time living.
- Dated kitchen and bathroom finishes may need refreshing.
- No garden, terrace, or visible sea view; the home opens directly onto a street in the historic center.
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.