Villa in Contrada Castelluccio
Villa Indipendente in Vendita a fra Ceglie e Francavilla Fontana - Scopri questa affascinante villa indipendente situata in una splendida posizione residenziale sulla Strada Ceglie a Francavilla Fontana. Un'opportunità straordinaria per chi ricerca una proprietà con ampi spazi e carattere autentico nel cuore della…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €89,000 (€899/m²), the villa is priced well above the local €526/m² benchmark; allowing roughly €19,800 for light updating brings the effective cost to about €1,099/m². Its good condition, garden, parking, terrace, and 53 photos support livability, but the inland location and substantial price premium limit the deal appeal.
More on the house and the area
A solid, immediately usable Puglian villa with a pleasant arched covered terrace, generous paved outdoor space, and mature olive/citrus planting. The interiors are bright and functional, with distinctive terrazzo floors and a fitted kitchen, but the decor and bathrooms appear basic rather than dream-home level.
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€7,000 – €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.
- Interior is clean and usable but quite dated and sparsely furnished.
- Only one bathroom is shown for a multi-bedroom layout.
- No notable sea, hill, or village view is visible in the gallery.
- Utilities, heating efficiency, and legal status are not established by the 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 82/100The cluster lies in the upper Salento countryside between Ceglie Messapica, Ostuni and Martina Franca, in the Valle d’Itria landscape of low karst hills, dry-stone walls, olive groves and scattered trulli. The area is close to the edge of the Murge plateau. The Adriatic coast around Ostuni is outside the immediate landscape, so it is a day-to-day destination rather than part of the setting itself. Ceglie Messapica is the nearest town of size, with a substantial historic centre. Within about 15 km are Ostuni and Martina Franca, both with large old centres, and Alberobello is just beyond that radius. The area is known for trulli, masserie, olive oil and local gastronomy.