Trullo in Fasano
Trullo in Fasano. Needs renovation.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
See what needs doing and what each job costs
At €40,000 for 30 m², estimated renovation brings the effective cost to about €2,033/m², well above the local €871/m² benchmark. The listing gives almost no renovation detail and does not say whether utilities, bathrooms, or habitation approvals are in place.
More on the house and the area
A highly photogenic traditional Puglian trullo with a dramatic panoramic sea view, mature olive-covered landscape, and strong historic character. However, it is an empty, deteriorated shell rather than a usable home, so the renovation burden sharply limits the score despite the exceptional setting.
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€6,000 – €11,000
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.
- The trullo is an uninhabitable renovation project with no bathroom, kitchen, or finished living space.
- The interior shows a dirt-and-rubble floor and deteriorated plaster.
- The overgrown rural site and apparent lack of visible access or utilities require careful due diligence.
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 78/100The cluster is in the inland part of Fasano, on the Murgia dei Trulli plateau where olive groves, dry-stone walls and scattered trulli are part of the immediate landscape. The Adriatic coast at Savelletri and Torre Canne is within about 15 km, with low rocky shore and stretches of beach. The regional park Dune Costiere da Torre Canne a Torre San Leonardo lies along this coast. Ostuni is the nearest town of size in the wider area, with a substantial historic centre on a hill. Alberobello, within roughly 15 km, is UNESCO-listed for its trulli, and this part of the area is known for trulli, masserie and olive growing.