Rustico in Francavilla Fontana
C.DA TREDICINA - RUSTICO AD ALTO VALORE DI TRASFORMAZIONE Proponiamo in vendita un caratteristico rustico da personalizzare, interamente circondato da un grande terreno privato di circa 5.650 mq, ricco di alberi rigogliosi che regalano riservatezza, ombra e una vera oasi di tranquillità. L'accesso all'immobile avviene…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
At €20,000 (€769/m²), this 26 m² unit is explicitly registered as C/2 storage, not a dwelling, so it cannot be treated as a legally habitable home without confirmed permitted conversion. The description suggests transformation potential but does not establish that conversion is allowed.
More on the house and the area
A very appealing Puglian rural setting, with a characterful stone-and-plaster outbuilding, outdoor fireplace/barbecue and an attractive 5,650 sqm olive-and-fruit grove. However, this is essentially a tiny one-room storage building rather than a ready home: the interior is basic, there is no bathroom, and conversion into a legal residence would be a real project.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€10,000 – €15,000
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 26 sqm with no bathroom or bedroom shown.
- The property is registered as a C/2 storage/deposit, not a dwelling; residential conversion may require approval.
- The interior needs substantial personalization and utility/legal checks before it can function as a home.
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 51/100The area sits on the Murge threshold into the Salento plain, with mostly flat to gently rolling agricultural land of olive groves, vineyards and fields. The nearest larger centres are Brindisi and Taranto, both with full city services, ports and rail connections. Ostuni, with its hill town and historic centre, is nearby on the same inland belt. This part of Puglia is known for olive oil, wine and rural masserie.