Casa singola in vendita a Galatina, Noha
GALATINA - NOHA - CASA INDIPENDENTE CON GIARDINO E TERRAZZA Nel tranquillo centro abitato di Noha, frazione di Galatina, proponiamo in vendita una casa indipendente al piano terra di circa 65 mq. L'abitazione è composta da soggiorno, cucina, disimpegno, due camere da letto e bagno. Inoltre la terrazza di esclusiva…
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 433 EUR/m2 is ~41% below regional median of 738 EUR/m2 (strong baseline), indicating solid value. Independent townhouse with private garden and terrace, 1993 build (structurally modern), fresh listing (6 days), 21 photos. Needs renovation/completion, budget ~500 EUR/m2. Minor flag: listing states 90 sqm but description says ~65 mq interior, so verify actual habitable area. Habitable and residential, no serious traps.
More on the house and the area
Independent ground-floor townhouse in Noha (Galatina), Puglia, priced very low at €39k (€433/m²). The private courtyard with mature potted plants and cacti is pleasant but ordinary. Current interior is gutted/needs full renovation: bare concrete floors, stripped walls, exposed wiring, old chandeliers. The polished, stylish rooms (living room, bathroom, bedroom, kitchen) are clearly CGI renders showing renovation potential, not reality. Exterior is a plain rendered/concrete streetfront. Main appeal is the low price and renovation upside rather than any intrinsic wow. No standout view, historic character, or dramatic architecture.
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.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€11,000 – €18,000
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.
- Several interior photos are CGI renders, not actual current condition
- Property needs full renovation - bare concrete floors, stripped walls
- No sea proximity data; inland location
- Small footprint (~65 sqm habitable)
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 57/100This is the inland Salento plain, with low agricultural land rather than mountain relief. The nearest sea within about 15 km is the Ionian coast around Gallipoli, with sandy shoreline and coastal pinewoods in that stretch. Cutrofiano sits in the central Salento area between Galatina and Maglie; Galatina is the nearest larger town and has a substantial historic centre and services. The area is known for olive groves, vineyards and traditional ceramic production.