Rustico/casale in Contrada Ajeni
San Michele Salentino c. da Cotogni Casolare in pietra con 1 ettaro di terreno In zona tranquilla e immersa nel verde, proponiamo casolare in pietra da ristrutturare, con una superficie catastale di circa 88 mq. e possibilità di un ulteriore ampliamento. L’immobile è composto da quattro vani, caratterizzati da suggestivi soffitti alti a “carrozza”, elementi architettonici tipici dell’edilizia...
What it really costs
See what needs doing and what each job costs
The stone farmhouse is explicitly described as da ristrutturare, so I estimate about €1,100/m² renovation; that brings the effective cost to roughly €1,895/m² (€70,000 + ~€96,800 works over 88 m²), well above the low-stock baseline of €817/m². Still, 1 hectare of land, traditional features, 33 photos and possible extension in Puglia make it a solid renovation project rather than a bargain-priced trap.
More on the house and the area
This is a genuinely atmospheric Puglian stone casolare, with handsome exterior walls, vaulted ceilings and land around it. But it is not a ready home: interiors are bare, damp and incomplete, with no bathroom visible and clear need for major restoration. Dreamy character is there, yet livability is currently low.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€35,000 – €51,000
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.
- Full renovation needed before it is habitable
- No bathroom or kitchen is visible
- Strong damp/mould signs on walls and vaults
- Utilities/status of systems are unclear
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 inland Salento plain of olive groves and small fields between the Adriatic side and the Murge. The nearest coast is the Adriatic around Torre Santa Sabina and Ostuni Marina, about 15 km away. Ostuni is the nearest town of size; it has a large historic centre on a hill and is known as the Città Bianca. The Itria Valley with trulli towns such as Ceglie Messapica, Cisternino and Martina Franca lies within the wider surrounding area to the northwest, but the immediate 15 km radius is mainly agricultural countryside and small towns. This part of the province is known for olive oil and rural masserie.