Vendita – Puglia – antica lamia – terreno 18.500 mq - difesa
Primo Immobiliare propone in vendita, nel comune di Francavilla Fontana alla contrada Difesa, nei pressi della strada provinciale che collega Francavilla ad Ostuni, antica lamia con volta a botte in buono stato della superficie di circa mq 30 composta da un’ampia stanza con camino oltre a terreno pertinenziale di circa…
What it really costs
Can you move in?
Not before the basics are done
In the listingHabitableThe photographs say otherwise, and we go by the photographs.
Must be done first
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
The 30 m² lamia is described as being in good condition, making the estimated effective cost about €867/m² (€20,000 purchase plus roughly €6,000 of work), versus a local reference of €688/m². The 18,500 m² of olive and fruit-tree land, terrace potential, fireplace and garage add value, but the listing does not clearly confirm residential suitability or year-round habitation.
More on the house and the area
This is a genuinely atmospheric Puglian lamia with a traditional vaulted form, fireplace, stone walls, and an exceptional 18,500 sqm olive-and-fruit grove. The building appears roofed, floored, and usable, but it is a very small, austere rural home rather than a comfortable move-in-ready residence, with limited visible facilities.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€2,000 – €4,000
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.
- Only about 30 sqm, with a single main room and very basic interiors.
- No kitchen is visible, and utilities beyond the water cistern are not clearly shown.
- The extensive olive and fruit land will require significant ongoing maintenance.
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 sits on the Murge plateau in the Valle d’Itria transition zone, with low karst hills, dry-stone walls, olive groves and scattered trulli and lamie in the countryside. The nearest coast is the Adriatic around Ostuni and Torre Canne, but it is outside the immediate landscape. The Regional Natural Park Dune Costiere begins farther east toward Ostuni and the coast, outside the 15 km core. Ostuni is the nearest larger town, with a substantial historic centre on a hill. Ceglie Messapica is known in Puglia for its historic centre and local food tradition, especially biscuits and meat cookery. The wider area is part of the trulli countryside associated with the Valle d’Itria, though the densest and most famous concentration is around Alberobello farther north.