Rustico/casale
Vendesi in agro di San Vito dei Normanni interessante lamia da ristrutturare posizionata su bellissimo terreno pianeggiante, coltivato a uliveto, frutteto e mandorleto, situato in ottima posizione, dotato di strada di facile accesso e distante appena 4 km dal centro abitato e soli 7 km dalle bellissime spiagge del mare…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €80,000 for only 20 m², plus roughly €1,100/m² to restore it, the effective cost is about €5,100/m² versus a local reference around €691/m². The expansion potential, olive grove and Adriatic location add value, but the listing does not say whether utilities, bathroom or residential permissions are already in place.
More on the house and the area
The setting is genuinely beautiful: a classic Puglian lamia among expansive olive, fruit, and almond groves with traditional dry-stone walls and excellent access. The vaulted stone room has strong historic character, but it is currently a raw one-room agricultural building rather than a livable home, so the appeal is primarily the land and redevelopment potential.
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€8,000 – €12,000
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 20 sqm lamia is an uninhabitable renovation shell with no bathroom, kitchen, or usable living space.
- The property depends heavily on permissions and construction for the proposed 175 sqm residential extension, outbuildings, veranda, and pool.
- Utilities and the exact condition of the roof and structure are not demonstrated in the gallery.
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 74/100The cluster lies in the Alto Salento plain near the Adriatic, with a coastline at Torre Santa Sabina and the marine area of Torre Guaceto within about 15 km. Torre Guaceto is a protected coastal reserve with dunes, Mediterranean scrub and rocky and sandy shore. Carovigno has a historic centre and the Castello Dentice di Frasso. Ostuni is the nearest larger town and has an extensive old town on a hill. This part of northern Salento is known for olive groves and masserie.