Villa in Noci
Primo Immobiliare propone in vendita ai confini della Valle d’Itria e del Salento, tra i comuni di Oria, Francavilla Fontana e Latiano ed a pochi metri dalla Chiesa di Gallana, casa di campagna in buono stato di circa 90 mq il tutto su fazzoletto di terreno di circa 6.000 mq con piante di ulivo e diversi alberi da frutto. ...
What it really costs
See what needs doing and what each job costs
At €49,000 for 90 sqm, the asking price is about €544/sqm, essentially in line with the local low-end baseline of €556/sqm; described as a country house in good condition, I estimate light works at about €250/sqm, bringing the effective cost to roughly €794/sqm. The large 6,000 sqm olive-grove plot and 32 photos are positives, but with no strong discount versus baseline this looks like a solid rather than exceptional deal.
More on the house and the area
This feels like a real, usable country home rather than a ruin: it has finished rooms, bathrooms, and a simple liveable setup on a generous plot with olives and fruit trees. The best wow comes from the vaulted interior room and the shady orchard setting, but the house itself is quite plain and would benefit from refreshing to become truly dreamy.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €250/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€8,000 – €12,000
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 very plain and not especially photogenic
- Interiors are basic and dated, likely needing cosmetic updates
- No real view or standout setting shown in the photos
- Some outdoor areas look a bit rough/unfinished
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 53/100The area is on the Salento plain between the Murge plateau and the Ionian coast, with mostly flat agricultural land of olive groves, vineyards and fields. The Canale Reale and other minor seasonal channels cross parts of the wider Brindisi plain, but there is no major river or lake at the doorstep. Within about 15 km the main nearby centres are Oria, which has a substantial historic hilltop core and castle, and Ceglie Messapica, known for its old town and food tradition. The wider area is known for olive oil, wine and walled masserie.