Trulli con terreno con possibilità di ampliamento
INTERNO: L'immobile necessita di interventi di ristrutturazione. Il trullo strutturalmente si presenta in ottime condizioni conservative. English: The property requires renovation work. The trullo is structurally in excellent condition. ESTERNO: Il terreno è di 9.474 mq ideale per poter costruire una villa di 105 mq…
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
The listing claims 105 sqm but the actual existing structure is only a 25 sqm trullo (two cones). The 105 sqm is hypothetical — a future villa you could build on the 9,474 sqm plot. So the true eur_m2 of 524 is misleading; against the real 25 sqm building the price is ~2,200/sqm for a ruin needing full renovation. The listing essentially sells land plus a tiny trullo, dressed up with extension/pool 'potential' that requires permits, construction, and major capital. Energy class and sea distance data missing (sea ~12km per text). Structurally sound trullo is a plus, but renovation of a trullo plus building out to 105 sqm is expensive (~1,500/sqm+). Baseline median 643/sqm applies to normal habitable homes, not this scenario. Buyer risk is high due to the contradiction between advertised and actual habitable space.
More on the house and the area
Authentic Puglian trulli complex near Ostuni with genuine historic character: original dry-stone cones, alcoves, an exterior stone oven, and rustic stone steps. The large 9,474 m² plot with olive/almond trees and extension potential adds appeal for a buyer seeking a countryside restoration project. However, exterior is weathered and unrestored, with no polished interiors shown. The headline 105 m² and pool are aspirational, not existing. Charming but a fixer-upper, not a scroll-stopper.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,500/m², falls in this band.
Materials only, work you may do yourself€42,000 – €62,000
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.
Show more
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.
- Structure is only 25 m² of actual trulli; the 105 m² figure is a hypothetical extension potential, not existing built space
- Needs full renovation and lacks utilities/finishes
- No sea view; ~12 km from coast
- Overhead power line crosses the property in several photos
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 72/100The area is the Murge to the west and the Adriatic coast to the east, with the Torre Guaceto stretch of coast within reach. The Torre Guaceto protected marine and coastal reserve lies nearby on this coast. Carovigno has a substantial historic centre and the Castello Dentice di Frasso. The nearest larger town is Ostuni, which has a larger old town and full services. This part of northern Salento and the upper Brindisi countryside is known for olive groves, dry-stone walls and masserie.