Rustico/casale in Coppe Tortorella
**Masseria in Vendita - Contrada Tortorella** LA QUADRA SRL. propone unità immobiliare di tipologia Masseria, situata in una posizione panoramica con vista mozzafiato sul Golfo di Manfredonia. Immersa nella tranquillità della Contrada "Tortorella", questa unità immobiliare di tipo "Rustico" offre un terreno…
What it really costs
See what needs doing and what each job costs
At €59,000 (€393/m²), the price is well below the €800/m² Puglia farmhouse baseline, but the rustic masseria’s condition is unspecified and likely requires substantial work. With an estimated €700/m² renovation, effective cost is about €1,093/m², above the baseline; the 17,000 m² surrounding land adds value but does not resolve the missing habitability and condition details.
More on the house and the area
This masseria has a genuinely dramatic panoramic outlook over the Gulf of Manfredonia, plus 17,000 sqm of land and beautiful traditional dry-stone walls. However, the visible structures look more like a rough rural compound or renovation project than a clearly usable home, so the exceptional setting cannot push it into the dream-home range.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€30,000 – €53,000
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 buildings appear rustic and heavily underused, with no interior photos proving a move-in-ready home.
- Likely substantial renovation may be needed, including interiors, utilities, bathrooms and kitchen.
- Remote rural access and legal/utility status should be verified.
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 lies on the Gargano massif. The Adriatic coast is within the local area, with the Gulf of Manfredonia below the southern slopes. The Gargano National Park covers the surrounding upland and coast. The nearest town of size is Foggia, which provides the main rail connections, hospitals and larger retail and administrative services. San Giovanni Rotondo is a major pilgrimage centre linked to Padre Pio. Monte Sant’Angelo is nearby and its Sanctuary of Saint Michael the Archangel is part of the UNESCO serial site of the Longobards in Italy.