Rustico/casale in San Michele Salentino
Immerso nella tranquillità e nella bellezza della natura, proponiamo caratteristico casolare di circa 40 mq, circondato da un’ampia proprietà di ben 8.000 mq di terreno. La soluzione rappresenta un’interessante opportunità per chi desidera vivere lontano dal caos, in un contesto riservato e immerso nel verde, oppure…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €1,238/m² before works, this is already above the local €800/m² benchmark; allowing roughly €36,000 for recovery works brings the effective cost to about €2,138/m². The 8,000 m² of land adds value, but the listing does not state the building condition, legal habitability, or utilities, making the premium difficult to justify.
More on the house and the area
The property has genuine Puglian atmosphere, with an old stone outbuilding, rustic arch, and a substantial olive grove offering privacy and rural charm. However, the interior is a bare, deteriorated shell with no bathroom and no livable facilities, so this is a major renovation project rather than a home you could realistically move into.
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€8,000 – €14,000
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.
- The 40 sqm building is an uninhabitable restoration project with visibly deteriorated interiors.
- There is no bathroom, kitchen, or evidence of functioning utilities.
- The roof and structural condition should be professionally assessed before purchase.
- The 8,000 sqm olive grove adds appeal but also brings substantial land maintenance requirements.
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.