Casa indipendente in Via San Nicola, 33, Martignano,
Scopri questa affascinante abitazione di circa 55 mq, situata nel centro storico di un caratteristico borgo a pochi chilometri da Lecce. Con tre vani dotati di un suggestivo solaio a stella al piano terra, questa casa offre un'atmosfera unica e autentica. Un ulteriore vano sul terrazzo regala la possibilità di godere…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Price of 475 EUR/m2 is well below the regional baseline of 643 EUR/m2 (26% discount), a solid margin. Historic-center villa in a borgo near Lecce with 0 baths and 'completely to renovate' condition means full renovation needed (~800 EUR/m2 for structural, plumbing, electrical). Energy class G confirms poor efficiency. Minor contradictions: description says ~55mq while facts list 61mq, and energy index of 0.10 is implausibly stated. Fresh listing (5 days), decent photo count (19). Baseline sample is strong. Total buy+reno roughly 29k + ~49k = ~78k for a habitable property, still attractive for Puglia. Good value for a renovation project.
More on the house and the area
A characterful little townhouse in the historic center of Martignano near Lecce. The standout feature is the ornate balustraded balcony with a carved coat-of-arms crest atop the facade, giving it real historic character. The description mentions a suggestive star-vaulted ceiling (solaio a stella) on the ground floor - a genuine architectural charm point. At \29,29,000 for 61 sqm (\euro475/m2) it is a clear bargain, and there is a courtyard/garden area with olive trees. However, the property is completely gutted-condition: crumbling plaster, exposed brick, no bathrooms, and the interiors are not shown. The wow is driven by the crested balcony detail and low price rather than any move-in appeal.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€12,000 – €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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Completely needs renovation - facade heavily deteriorated with peeling plaster and exposed masonry
- No bathrooms listed (baths: 0)
- Small size (~55-61 sqm) in a dense historic center
- Baths, building year and energy details missing/incomplete
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 61/100This is the inland Salento plain, with olive groves, dry-stone walls and scattered masserie. The Adriatic coast around San Foca, Torre dell'Orso and Roca is about 15 km away, with low limestone shoreline and small sandy coves. Lecce is the nearest city of size, with a large historic centre and Baroque churches and palaces. The area is known for Salento stone building, olive cultivation and the grika-speaking villages of the Grecìa Salentina nearby.