Rustico/casale
GRUPPO DI TRULLI CON LAMIA E TERRENO EDIFICABILE: ZONA MERAVIGLIOSA E PANORAMICA. Immerso in un contesto meraviglioso e panoramico, questo terreno rappresenta uno degli angoli più suggestivi della zona. Si estende per circa 8.500 mq, terrazzato e piantumato con ulivi e mandorli, regalando una vista unica e…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Damp
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
The €47,000 asking price is €588/m², below the local €689/m² reference, but estimated conversion and renovation costs raise the effective price to roughly €1,288/m². The 8,500 m² olive-and-almond land, existing trulli, and stated right to build an 80 m² home add value, although the listing does not confirm current residential habitability or permits.
More on the house and the area
A highly atmospheric group of traditional trulli and lamia set among approximately 8,500 sqm of olive and almond land, with a genuine panoramic Puglian countryside setting. However, the interiors are damp, empty and heavily deteriorated, so this is a major restoration/building project rather than a home someone could currently live in.
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€16,000 – €28,000
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.
- The trulli and lamia are structurally characterful but currently uninhabitable, with bare earth floors, damp/mold, rubble and damaged masonry visible inside.
- No usable kitchen, bathroom or living facilities are shown; extensive restoration and utility installation will be needed.
- The property includes valuable building potential, but planning permissions, access and connection costs should be verified.
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 82/100The area sits in the Valle d’Itria transition zone, with low limestone hills, dry-stone walls, olive groves and scattered trulli in the countryside around Ostuni. The Adriatic coast is about 12 km away, with beaches and small stretches of dune and Mediterranean scrub around the Ostuni marina. The Regional Natural Park of the Coastal Dunes from Torre Canne to Torre San Leonardo lies within reach along this coast. Ostuni is the nearest town of size and has a substantial historic center on a hill. Ostuni is known for its whitewashed old town, olive countryside and proximity to the Salento coast.