Rustico in Cisternino
Nel cuore della suggestiva campagna di Cisternino, in Contrada Pico, proponiamo in vendita un caratteristico complesso di trulli e lamie da ristrutturare, immerso nella quiete della splendida Valle d'Itria.La proprietà è composta da tre fabbricati distinti: una prima lamia di circa 38 mq, una seconda lamia di circa 17…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €55,000 for 60 sqm, the asking price is €917/sqm; with a typical needs-renovation budget of about €700/sqm, the effective cost is about €1,617/sqm versus a low-stock baseline of €817/sqm in Puglia farmhouses. The Valle d’Itria/Cisternino location and panoramic trulli-lamie character help, but on pure numbers this is not cheap once renovation is included.
More on the house and the area
There is real Apulian charm here: old stonework, vaulted rooms, a fireplace, grape pergola and a decent plot with olives and fruit trees near Cisternino. But the photographed buildings are still rough, empty agricultural spaces rather than a livable house, so this feels more like a character project than a ready dream home. The beauty and location help, yet condition keeps it firmly in the renovation band.
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€12,000 – €21,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Needs full renovation; currently not a usable home
- No bathroom or fitted kitchen shown
- Interiors are basic storage spaces and likely need systems upgrades
- Best panoramic element seems to be the separate trullo, not clearly 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 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.