Villa in Via Martiri della Libertà 5
CODICE AGENZIA: GDC010 - GABETTI TRICASE PROPONE Villa Indipendente su Due Livelli con ampio terreno pertinenziale a Gagliano del Capo. Scopri questa straordinaria villa indipendente situata nel cuore della zona residenziale di Gagliano del Capo, a pochi passi dalle meraviglie naturali di Santa Maria di Leuca, dal…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
- Kitchen
See what needs doing and what each job costs
Assuming modest 'habitable' works at €200/m² (~€96k), effective price becomes €344k or about €717/m², well above the local median of €524/m². Close to the sea (2 km) and many photos are positives, but the high effective cost makes this overpriced for the area.
More on the house and the area
Large, solid two‑storey villa with a spacious walled garden/fruit trees and a distant sea view — a rare private plot so close to the coast. The house is habitable but dated and needs cosmetic updating and some roof/ exterior maintenance before it feels like a polished seaside home.
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€32,000 – €53,000
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.
- Cosmetic modernisation needed inside (kitchens/bathrooms/finishes).
- Overgrown garden and grounds will need clearing and basic landscaping.
- Exterior shows staining and flat roofs/terraces should be checked for waterproofing; some maintenance likely.
- Street access appears rough with potholes/standing water near the gate.
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 72/100The cluster lies at the south end of the Salento peninsula, with the low limestone countryside of the Capo di Leuca around it. The Ionian coast is a few kilometres away at San Gregorio and Felloniche, and the Adriatic side around Santa Maria di Leuca is also close; this stretch is known for rocky shoreline with small coves and sea caves. Santa Maria di Leuca is the nearest centre of note, with a harbour, services and the sanctuary at the end of the peninsula. The area is known for dry-stone walls, olive groves and the megalithic remains of the Centopietre at Patù and the nearby Vereto archaeological site.