Rustico/casale
ABITAZIONE IN TRULLI e LAMIE, da RISTRUTTURARE, sita in CISTERNINO alla Contrada Cozze, in posizione PANORAMICA a circa 800 metri dal centro abitato. Composta da soggiorno-cucina con camino, due camere da letto e bagno; adiacente locale cantina e vano forno a legna; spiazzo scoperto pertinenziale adibito a piazzale con…
What it really costs
See what needs doing and what each job costs
At €95,000 for 159 sqm, the ask is about €597/sqm versus a low-stock baseline of €809/sqm in Puglia farmhouses, and it is only 800 m from town in a panoramic position. But the description clearly says da ristrutturare for trulli/lamie, so I assume a heavy restoration cost of about €1,100/sqm; that keeps it a strong value project rather than an easy bargain.
More on the house and the area
This has real dream appeal: authentic trulli and lamie, a panoramic countryside setting, and charming traditional exterior forms. The house is not a ruin and has floors, a bathroom and defined rooms, but the visible moisture damage and ceiling deterioration mean it needs substantial renovation before it feels like a comfortable home. At this price and size near Cisternino, the character-to-price ratio is strong.
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€63,000 – €93,000
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.
- Needs real renovation work, with visible damp, peeling plaster and damaged ceilings.
- Interiors are usable in layout but not comfortably move-in ready.
- Outdoor spaces and outbuildings look rough and unfinished.
- Only one bathroom shown for a fairly large property.
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.