Villa in Sp28, Santa Caterina - Ramunno - Chianchizzo
VILLA DOMINO - (RIF. 14627) - 72017 Ostuni BR, Italia IMMOBILIARE MELPIGNANO - REAL ESTATE propone in vendita una villa panoramica allo stato grezzo, situata nell'agro di Ostuni, a circa 8.5 km dal centro abitato, immersa nella tranquillità della campagna ostunese. La proprietà si sviluppa su due livelli per una…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €100,000 for 160 sqm, the ask is €625/sqm, but the villa is sold allo stato grezzo, so I estimate about €900/sqm to finish it, bringing effective cost to roughly €1,525/sqm. That is far above the local sub-€100k baseline of €627/sqm in Puglia villas, though Ostuni and the panoramic countryside setting add some appeal.
More on the house and the area
The elevated position, veranda and surrounding olive-land give it a pleasant open-country feel, and the rendered concept image shows real future appeal. But the actual house is only a roofed shell with raw interiors and missing finishes, so this is a project rather than a home you could realistically live in now. At 160 sqm near Ostuni the price has some bargain pull, yet the current wow is capped hard by condition.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€32,000 – €56,000
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.
- Sold in raw shell/al grezzo condition with unfinished interiors
- No visible finished kitchen, bathroom, windows or internal systems
- Photovoltaic field nearby affects the rural atmosphere/view
- Water supply appears to rely on a cistern
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 82/100The area sits in the Valle d’Itria transition zone, with low limestone hills, dry-stone walls, olive groves and scattered trulli in the countryside around Ostuni. The Adriatic coast is about 12 km away, with beaches and small stretches of dune and Mediterranean scrub around the Ostuni marina. The Regional Natural Park of the Coastal Dunes from Torre Canne to Torre San Leonardo lies within reach along this coast. Ostuni is the nearest town of size and has a substantial historic center on a hill. Ostuni is known for its whitewashed old town, olive countryside and proximity to the Salento coast.