Rustico/casale in Contrada Barbagiulo
Cisternino lamia in pietra con terreno tra locorotondo e cisterino, a 2 km dal centro, contrada barbagiulo, lamia di n pietra di mq 50 con terreno circostante composto da oliveto e pineta di mq 13.200. Ingresso alla proprieta' adiacente alla strada ottima posizione. € 85.000 stone lamia in cisternino with land located…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Roof
- Wiring
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €1,700/m² before works, the 50 m² stone lamia is already well above the local €688/m² reference; with its unspecified condition, a rough €1,100/m² restoration allowance puts the effective cost near €2,800/m². The 13,200 m² olive grove and pine land, direct road access, and position 2 km from Cisternino support some premium, but the listing does not say whether the building is habitable or has utilities.
More on the house and the area
This traditional Puglian stone lamia has attractive vaulted interiors, extensive olive-grove and pine-covered land, and a peaceful rural setting near Cisternino. However, it is currently a bare, debris-filled shell with no bathroom or kitchen, so the substantial 13,200 m² land is the main appeal rather than immediate livability.
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.
- The lamia is an uninhabitable renovation project, with rubble floors and no bathroom or kitchen.
- The roof and structural condition need thorough professional inspection before purchase.
- Utilities, planning status, and renovation permissions are not shown.
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 area sits in the Valle d’Itria, a karst plateau of low limestone ridges, dry-stone walls, olive groves and scattered trulli. Cisternino itself is one of I Borghi più belli d’Italia, and within this radius there are other historic hill towns tied to the same landscape, including Locorotondo, also listed among I Borghi più belli d’Italia. The Adriatic coast is close, with the marina of Ostuni and the coast around Torre Canne forming the nearest seafront for daily use, though the cluster is inland rather than on the shore. Ostuni is the nearest larger town of note, with a substantial historic centre and services; Martina Franca is also nearby and is known for its baroque old town. The area is known for trulli, long-established olive growing, and the rural pattern of small fields enclosed by dry-stone walls.