Ampio trullo da ristrutturare con terreno di 3.717 mq
Si propone in vendita in c.da Montetessa (3,5 km dal centro), in zona abitata, fabbricato a trullo da ristrutturare con terreno di pertinenza esclusiva. Giungiamo all’immobile tramite comodo accesso da strada asfaltata ove troviamo il fabbricato che è composto da un ampio trullo mentre il terreno, adibito ad uliveto,…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Trullo (30 sqm) needs full renovation, uninhabitable at 1267 eur/m2 vs local median of 688 eur/m2 (~84% premium). Small baseline is acceptable but the price is nearly double the market median for a structure requiring heavy renovation (~1200 eur/m2 for a period trullo restoration). The 3,717 sqm olive grove and expansion potential add some value not captured in eur/m2, and the fresh listing (1 day) leaves room for negotiation, but on the raw numbers this is expensive for a ruin-grade property.
More on the house and the area
Collapsing dry-stone trullo (c.1900) largely overgrown, with a partially caved roof and a fig tree swallowing the cone. Interior is derelict—crumbling plaster, rubble floor, damaged corbelled vault. The main asset is 3,717 sqm of mature olive grove, flat and productive-looking, with expansion potential. But the building itself is near-ruin and flanked by a rusty container/garage eyesore. At €38k it's cheap, yet the €1,267/m2 on the tiny 30sqm structure reflects the heavy renovation needed. Charming rustic Puglia bones but no scroll-stopping wow; a project buy rather than a stunner.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,200/m², falls in this band.
Materials only, work you may do yourself€12,000 – €18,000
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.
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 area sits in the Valle d’Itria, a karst plateau of low limestone ridges, dry-stone walls, olive groves and scattered trulli. Cisternino itself is one of I Borghi più belli d’Italia, and within this radius there are other historic hill towns tied to the same landscape, including Locorotondo, also listed among I Borghi più belli d’Italia. The Adriatic coast is close, with the marina of Ostuni and the coast around Torre Canne forming the nearest seafront for daily use, though the cluster is inland rather than on the shore. Ostuni is the nearest larger town of note, with a substantial historic centre and services; Martina Franca is also nearby and is known for its baroque old town. The area is known for trulli, long-established olive growing, and the rural pattern of small fields enclosed by dry-stone walls.