Rustico/casale in Contrada Grattile
IMEO Immobiliare s. r. l. con sede in Ostuni (Br) propone in vendita in agro di San Vito dei Normanni (Br) alla C. da Grattile, lamia di mq. 21 (antecedente il 1967) con cisterna, terreno uliveto e mandorleto di mq. 10.200. L'immobile è facilmente raggiungibile con strada comunale asfaltata.
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €43,000 for 25 m², the property costs €1,720/m² before renovation; allowing roughly €27,500 to restore the small lamia brings the effective cost near €2,820/m², far above the local €691/m² reference. The 10,200 m² olive and almond land adds value, but the listing does not say whether the building is habitable, connected to utilities, or equipped with a bathroom.
More on the house and the area
The strongest appeal is the expansive Puglian land, with mature olive and almond trees around a compact traditional farm outbuilding. The roofed structure appears fundamentally intact, but it is currently an empty, unfinished shell rather than a usable home, so this is a renovation project rather than a move-in dream house.
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€10,000 – €15,000
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 21–25 sqm lamia is an uninhabitable shell with no visible bathroom, kitchen, doors, or windows.
- Interior appears unfinished and cluttered, requiring substantial renovation and utility installation.
- The large olive/almond grove will need significant clearing and ongoing agricultural maintenance.
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 55/100This is the inland Salento plain of olive groves and small fields between the Adriatic side and the Murge. The nearest coast is the Adriatic around Torre Santa Sabina and Ostuni Marina, about 15 km away. Ostuni is the nearest town of size; it has a large historic centre on a hill and is known as the Città Bianca. The Itria Valley with trulli towns such as Ceglie Messapica, Cisternino and Martina Franca lies within the wider surrounding area to the northwest, but the immediate 15 km radius is mainly agricultural countryside and small towns. This part of the province is known for olive oil and rural masserie.