Casa indipendente in Via San Simone 42
A Sannicola proponiamo in vendita un'affascinante soluzione indipendente su un unico livello, caratterizzata da due vani con tipiche volte a stella in pietra. L'immobile si presenta allo stato grezzo ed è completamente da ristrutturare. La proprietà vanta un ampio giardino di pertinenza di circa 2.516 mq, perfetto per creare un’oasi di relax verde, oltre a un'area urbana di 238 mq...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
50 m² at €78,000 (€1,560/m²) is sold “allo stato grezzo” and needs full restoration estimated €1,100/m² (€55,000), so effective price ≈ €133,000 (≈€2,660/m²), well above the regional median €654/m²; close to the sea (5 km) and with a large garden, but high restoration cost makes this an overpriced renovation project.
More on the house and the area
Roofed single‑level country house with traditional stone character and a very large private garden (≈2,516 m²) near the sea — lots of aesthetic potential. Currently an unfinished shell with no finished rooms/bathroom, so a full renovation is needed to make it a comfortable, characterful home.
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€20,000 – €29,000
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.
- Property is sold 'allo stato grezzo' — complete renovation required
- No finished bathroom/kitchen and utilities likely need work or installation
- Small footprint (50 m²) so living space is limited unless you extend or reconfigure
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 61/100This is the Salento plain a few kilometres inland from the Ionian coast, with low agricultural land of olive groves and vineyards around Gallipoli. The nearest coast is the Gulf of Taranto at Gallipoli and Rivabella, with beaches and a low rocky shoreline within a short drive. Gallipoli is the nearest town of size, with a walled old town on an island linked to the mainland, a fishing port and full everyday services. The area is known for Salento wine and olive cultivation.