Baita/bungalow/chalet/trullo in Via Francavilla
Apulia Immobiliare propone in vendita sulla Francavilla Fontana - Ceglie Messapica un trullo a 1 cono in buone condizioni strutturali ma da ristrutturare. Il trullo internamente dispone di 20 mq calpestabili, quindi dispone di una sala e una piccola alcova. L'immobile e' circondato da un terreno pianeggiante di 8000 mq con circa 50 ulivi e una bellissima vista sulle...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €45,000 plus an estimated €21,000 renovation, the effective cost is about €2,200/m², far above the local comparison level of €825/m². The 8,000 m² olive-grove setting adds value, but the listing does not say whether utilities, permits, or residential conversion are fully in place.
More on the house and the area
A highly photogenic traditional Apulian trullo with beautiful stonework, a distinctive conical roof, and an extensive olive-grove setting. However, the interior is an unfinished one-room shell with a dirt floor and no bathroom or kitchen, making it a restoration project rather than a move-in home.
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.
- The trullo is structurally intact but clearly requires renovation.
- Interior has a dirt floor and no visible bathroom, kitchen, or finished utilities.
- The property’s livability and utility connections are not demonstrated 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.