Rustico/casale in Via Lapineta
Nel centro abitato di Alessano, in posizione semicentrale, proponiamo in vendita un’affascinante proprietà storica di raro riscontro, ricca di elementi architettonici tipici della tradizione salentina. Il fabbricato storico è di circa 150 mq. , caratterizzato da una suggestiva volta a botte, antichi camini e…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Roof
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Asking €69,000 but the listing notes a partially collapsed roof; I estimate heavy restoration at €1,100/m² → renovation ≈ €250,800 (228 m²) so effective cost ≈ €320k (~€1,403/m²), well above the regional baseline of €781/m². Close to the sea (6 km) and 22 photos are positives, but the extensive structural work makes this an overpriced project overall.
More on the house and the area
A very photogenic, historic Salento stone property with characteristic dove‑holes, vaulted rooms and a generous walled garden only a few kilometres from the sea. Beautiful setting and strong character, but most of the house is a roofless shell and requires major renovation — a renovation project rather than a move‑in home.
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€90,000 – €133,000
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.
- Large sections of the building have no roof and need full structural/roof work
- Interiors are largely bare/overgrown with no visible kitchen/bath or services
- Significant restoration and permits likely required to make it a habitable home
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 68/100Coast: the Ionian Sea and the headland of Capo di Leuca / Santa Maria di Leuca lie within about 15 km, where the Adriatic and Ionian meet. The local landform is a low calcareous (limestone) karst plateau with dolines, rocky outcrops and areas of Mediterranean maquis. Land use around the cluster is dominated by olive groves, with some vineyards and arable fields; olive oil production is an important local agricultural activity. The nearby coastline includes rocky cliffs, sea caves and small sandy bays that attract seasonal seaside tourism. Nearest towns in the 15 km radius include Tricase (larger town with services and a railway station) and Gagliano del Capo; Santa Maria di Leuca and its harbour are also within reach. Transport is by regional roads and the local Ferrovie del Sud Est rail connections along the Salento peninsula; the provincial capital Lecce is the nearest major city to the north. The area is known regionally for its olive oil and summer coastal tourism.