Edificio in Via del Gargano 73
Immobiliare "PRONTO CASA" propone in **VENDITA** a SAN NICANDRO GARGANICO, in via Del Gargano, una straordinaria soluzione indipendente da cielo a terra, distribuita su più livelli, completa di terrazzo e cantina. Una proprietà spaziosa, termoautonoma e pronta per accogliere i tuoi progetti! SOLUZIONE CIELO-TERRA…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €65,000 (344 €/m²) plus an estimated €200/m² renovation (€37,800) the effective price is ≈€103k (≈544 €/m²), about 18% above the Puglia baseline of €462/m² — this makes it a weak value. The ad calls the unit “pronta” but condition isn’t specified, so I assumed habitable-level works; photos (20) are present.
More on the house and the area
Large, airy rooms with high ceilings, original terrazzo/marble floors and decorative cornices give real character and a lived-in charm. The covered terrace is a huge plus for town living and the property is clearly habitable now, needing mostly cosmetic updating. At €65k for ~189 m² and a terrace, this is a strong bargain for someone wanting an authentic Puglian town 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€13,000 – €21,000
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.
- Interior is lived-in and dated — bathroom and kitchen need modernization.
- No private garden and no clear sea view despite proximity (sea ~9 km).
- Multi-level 'cielo-terra' layout means stairs and no elevator — check access if needed.
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 82/100The cluster lies on the north side of the Gargano promontory, with the limestone hills of Gargano within the local landscape. Lake Lesina is nearby on the Adriatic side, with its long lagoon and coastal strip. The area falls within Gargano National Park. The nearest larger service centre is San Severo on the plain, while San Nicandro itself is a small town with everyday services and an old centre. This part of northern Puglia is known for olives, grain farmland and access toward the Gargano coast and wetlands.