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 in ogni dettaglio secondo il proprio stile e le proprie…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Estimating finishing at €700/m² (250 m² → €175,000) gives a total outlay of ~€260,000 or ~€1,040/m², well above the local median of €709/m². The property is a solid shell (‘stato rustico’) with garage, cellar and terrace and sea about 6 km away, but the high completion cost makes this a weak value.
More on the house and the area
A large, solidly built rustico in Borgagne with big garage/cellar and the structure/roof in place, so it’s a realistic renovation project. Internally it’s an unfinished shell (no finishes, fixtures or windows), so significant work and expense are needed to make it a comfortable home. Good square metre value near the coast, but this is a project rather than a move-in ready dream house.
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€50,000 – €88,000
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.
- Property is a roofed, raw shell with bare block walls and concrete floors — full interior finishing required (plaster, flooring, bathrooms, kitchen, doors/windows).
- No visible services or fittings in photos — expect to install/upgrade plumbing, electrics and heating and to obtain final compliance certificates.
- Photos show a plain street-front and no scenic sea/view — external charm is limited from the images provided.
- Confirm planning/permit status and exact extent of completed works before purchase.
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.