Villa in Via dell'Olmo 14
A Torre Chianca, sul litorale leccese, proponiamo la vendita di una villetta indipendente con giardino privato. La villetta sviluppa una superficie di circa 60 mq ed è composta da un ingresso, un soggiorno, un cucinotto, 2 camere da letto ed 1 bagno. Esternamente troviamo un piazzale scoperto che circonda la proprietà su 3 lati. L'immobile è da...
What it really costs
See what needs doing and what each job costs
The listing says the house is 'da...' which strongly suggests it needs renovation, so the effective cost is about €1,414/m² including ~€700/m² works (€45,000 + renovation on 63 m²). That is well above this low-stock baseline of €587/m², but the sea location at 1 km, detached layout, garden/terrace, and solid photo count keep it in the good/fair border range.
More on the house and the area
This has a simple, usable coastal-home idea: an independent little villa with outdoor space and a sunny terrace area close to the sea. But the photos show widespread damp, peeling plaster and tired finishes, so it feels more like a serious refresh/renovation project than a ready dream home. At the price it has some appeal, but the wow is limited.
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€13,000 – €22,000
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.
- Clear signs of damp/water infiltration on walls and ceilings
- Kitchen and finishes are very basic and partly deteriorated
- Outdoor spaces are functional but not especially attractive or private
- Sea proximity is stated, but no sea view is 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 55/100This is the built-up area of Lecce in the Salento plain, a low limestone landscape close to the Adriatic coast. The nearest coast is the shoreline around San Cataldo, with low sandy stretches and pine woods rather than cliffs. Lecce is a city of size with full services, a large historic centre, and a concentration of Baroque churches and palaces in local pietra leccese. The area is known for Salento Baroque and for olive-growing on the peninsula.