Villa unifamiliare in Noci
OTTIMA OCCASIONE - ASTA IMMOBILIARE Piena proprietà di villino composto da quattro vani ed accessori al piano terra, con annesso forno, locale ad uso deposito, cisterna, pozzo nero e pertinenziale area esterna. Terreno agricolo. - contrada Cancello Lamadacqua ... Simplex Domus aiuta famiglie e aziende a comprare…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
The listing is explicitly a judicial auction ("ASTA IMMOBILIARE"), which is a veto red flag for this catalog regardless of the low ask of €42,230 (€262/m² vs €556/m² baseline). It also includes agricultural land and accessory/storage elements, but the auction status alone drives the score into trap territory.
More on the house and the area
This is a real, usable country house rather than a ruin: roofed, furnished, with ordinary but livable interiors and outbuildings. The appeal comes from the agricultural setting, private outdoor space and low price, not from architectural beauty or standout views. It feels practical and potentially pleasant after updates, but not a major dream-home scroll stopper.
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€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.
- Exterior is plain and somewhat utilitarian rather than picturesque
- Interiors look dated and may need refreshing/modernisation
- Auction listing: documents and exact property status should be checked carefully
- Bathroom condition/layout is not 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 area sits on the Murge plateau, with a landscape of limestone countryside, small woods, dry-stone walls, scattered masserie and cultivated fields. It is part of the wider Murgia dei Trulli belt, and Alberobello with its trulli is within about 10 km. Putignano is the nearest larger town nearby, with regular services and rail connections, and Castellana Grotte is close for the karst cave area. The area is known for trulli, karst terrain and agricultural production typical of inland central Puglia.