Casa indipendente da ristrutturare con volte a stella
A Tuglie, proponiamo in vendita una casa indipendente caratterizzata dagli elementi autentici dell’architettura salentina. L’immobile, completamente da ristrutturare, rappresenta un’interessante opportunità per chi desidera realizzare una casa su misura, mantenendo e valorizzando il fascino della tradizione locale. La…
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
The €33,000 asking price is very low at €458/m², but the house is completely to renovate; estimating about €900/m² puts the effective cost near €1,358/m², well above the local €714/m² benchmark. Its authentic Salento features and outdoor space add appeal, but the listing does not say the construction year or energy class.
More on the house and the area
This €33,000 Salento townhouse has genuine historic charm, especially its ornate façade, star-vaulted ceilings, chandeliers, and beautiful original cementine tiles. However, it is clearly a renovation project rather than a usable home today, with widespread damp and tired systems, so the character is attractive but the livability is currently low.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€14,000 – €25,000
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.
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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.
- Completely to renovate, with extensive damp, peeling plaster, and neglected interiors.
- The kitchen and bathroom are very dated and likely require replacement or major upgrading.
- No private garden or scenic view; the home fronts a narrow urban street and the courtyard appears damp and enclosed.
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 61/100This is the inland Salento around Gallipoli, with low limestone ground, olive groves and scattered rural buildings. The Ionian coast near Gallipoli is within about 15 km, with beaches and rocky shoreline around Rivabella, Padula Bianca and Santa Maria al Bagno. The Serre Salentine low ridge country lies across this part of the peninsula rather than any true mountains. Gallipoli is the nearest town of size, with a working old town on an island, port, services and rail links. In this part of Salento the area is known for olive cultivation, wine and summer seaside tourism.