Cisternino - 5 locali 70000 T539
ABITAZIONE al piano terra sita in CISTERNINO alla contrada Chiobbica in zona panoramica della Valle D'Itria, composta da 2 camere da letto, bagno, disimpegno e cucina-sala da pranzo con camino; adiacente vano ripostiglio avente entrata autonoma. Antistante piazzale pavimentato e annesso terreno con alcuni alberi di ulivo di circa mq. 2.907. Cisterna raccolta acqua.
What it really costs
See what needs doing and what each job costs
This appears to be a real dwelling (abitazione) of 71 sqm priced at €70,000; assuming habitable condition, the effective cost is about €1,186/sqm including ~€200/sqm light works, versus a low-stock baseline of €590/sqm. The baseline suggests it is not cheap on pure €/sqm, but the panoramic Valle d'Itria setting, paved forecourt, olive land and autonomous storage room support a still decent score.
More on the house and the area
The countryside setting in the Valle d’Itria is genuinely appealing, with open rural views and useful olive-land that gives it real live-the-dream potential. The house itself looks solid, roofed and basically habitable, with a fireplace kitchen and finished rooms, but it is plainly dated and needs refreshing rather than offering instant wow. This feels like a usable small country home with charm and setting, not a polished dream house yet.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€5,000 – €8,000
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.
- Interiors are dated and need cosmetic updating.
- Outdoor areas look hardscaped and a bit stark rather than lush.
- Water appears to rely on a cistern rather than obvious mains supply.
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 84/100The cluster sits in the Valle d’Itria, a karst plateau of low limestone ridges, dry-stone walls, olive groves and dispersed trulli and lamie farm buildings. The Adriatic coast is nearby around Torre Canne and Savelletri, with low sandy stretches and small harbours. The area is known for trulli, olive oil and a dense rural fabric of small stone buildings and walled fields. Ostuni is the nearest larger town in the area, with a substantial historic hill centre and services; Martina Franca, Locorotondo and Alberobello are also close in daily terms. Alberobello’s trulli district is UNESCO-listed, and Cisternino is part of I Borghi più belli d’Italia.