Rustico/casale in Via Papa Giovanni XXIII 32
Casa indipendente allo stato rustico in vendita a Borgagne Nel cuore di Borgagne, autentico borgo salentino ricco di fascino e tradizioni, proponiamo in vendita un fabbricato indipendente allo stato rustico che rappresenta una straordinaria opportunità per chi desidera realizzare una casa su misura, personalizzandola…
What it really costs
See what needs doing and what each job costs
At €85,000 (€343/m²), the 248 m² rustic shell likely needs about €273,000 in renovation, implying an effective cost near €1,443/m² versus the Puglia baseline of €800/m². Borgagne and the 6 km distance to the sea add location value, but the required investment makes this a weak deal.
More on the house and the area
This is a substantial independent building with a sound-looking roof structure, multiple rooms, a garage, and a small rear courtyard. However, every interior is still a raw masonry shell, so it is a renovation project rather than a realistically livable Italian home today.
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€98,000 – €145,000
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.
- Bare unfinished shell with no visible kitchen, bathrooms, fixtures, or finished floors.
- Extensive renovation and utility installation will be required before occupation.
- Small, neglected outdoor area and an urban setting offer little proven landscape appeal.
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 77/100The area lies in the Salento plain near the Adriatic coast. The shoreline within this area includes the stretch around Torre dell'Orso, San Foca and Roca, with low limestone coast, small bays and sea caves. The archaeological site of Roca Vecchia and the Grotta della Poesia are on this coast. Lecce is the nearest city of size, with a full range of services and a large historic centre. The area is known for olive groves, dry-stone walls and Salento beach tourism.