Casa Indipendente in vendita a Ischitella
Casa indipendente in vendita a Ischitella, libera al rogito, disposta su due livelli. I due immobili hanno accesso direttamente da una caratteristica via del centro storico di Ischitella.La prima al piano terra (di 32 mq) è composta da sala unica con parete cucina, disimpegno e bagno; la seconda al piano rialzato (di…
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
At €700/m², the asking price is slightly below the Puglia townhouse baseline of €714/m²; allowing €200/m² for its habitable but only fair condition gives an effective €900/m². Two independent units, historic-center location, services, and sea access within 3 km add value, though the effective price is above the baseline.
More on the house and the area
A genuinely usable two-unit townhouse in Ischitella’s atmospheric historic center, with old stone surroundings and a compact, lived-in layout. It is more practical than spectacular: the interiors are plain and dated, but the home appears habitable rather than a renovation shell.
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€4,000 – €7,000
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 habitable but dated, with worn finishes and visible electrical/plaster work.
- The two units have separate entrances and are accessed from a narrow historic-center lane with stairs.
- No private garden, terrace, or confirmed sea view is shown.
- The bathroom and kitchen are functional-looking but would benefit from updating.
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 84/100The cluster is on the Gargano promontory. Lake Varano lies just to the north, separated from the Adriatic by a long coastal strip. Much of the surrounding area falls within Gargano National Park. The nearest larger town is Vieste, with full services and a working old centre on the coast; Rodi Garganico is also nearby for daily needs and ferry links. This part of Gargano is known for its mix of limestone headlands, wooded inland slopes, lagoon waters and Adriatic shoreline.