Casa Indipendente
Nella parte alta del borgo di Ugento a soli due passi dal centro cittadino, proponiamo in vendita abitazione storica a piano terra. La casa ha 4 ingressi da un doppio affaccio. All’intero è composta da 4 ampi vani volte a stella, cucina, 2 bagni completi e ripostiglio. All’esterno abbiamo loggiato retrostante con…
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
At €63,000 for 180 sqm the ask is €350/sqm, but in 'needs renovation' condition a realistic uplift is about €700/sqm, bringing effective cost to roughly €1,050/sqm versus a low-stock baseline of €738/sqm. Historic-town location near the center and only 6 km from the sea helps a bit, but the two mezzanine 'deposito' rooms do not add clear habitable value.
More on the house and the area
The star-vaulted rooms give this house real southern Italian character, and the scale for the price is impressive. But it is clearly a renovation project: there is visible moisture damage, peeling plaster, debris and very tired service areas. It feels like a solid, roofed historic home with strong bones rather than a ready-to-live dream house.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€36,000 – €63,000
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.
- Needs full interior renovation, with visible damp and damaged plaster.
- Bathrooms and kitchen areas appear outdated and partly stripped, so not move-in ready.
- No meaningful view, garden, or terrace shown in the photos.
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 73/100The cluster lies in the Salento peninsula, in flat to gently undulating countryside of olive groves and fields. The Ionian coast is nearby, with the long sandy shore of Torre San Giovanni and the low dune and pinewood belt along this stretch of coast. The area includes the Litorale di Ugento Regional Natural Park on the coast. Ugento is the nearest town of size, with an old centre and an archaeological museum; Gallipoli and the larger services of Lecce are farther away for higher-order needs. The area is known for olive growing and for the beaches of the southwest Salento coast.