Rustico in Francavilla Fontana
VIA PER CEGLIE - OTTIMO INVESTIMENTO Proponiamo in vendita questo affascinante trullo in pietra a secco, circondato da un ampio terreno di 11.440 mq, un gioiello storico circondato dalla bellezza rurale e silenziosa della campagna pugliese. Questa struttura tradizionale, con caratteristico tetto a cono, è un foglio…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Connections
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €11,000 for 20 m², the purchase price is attractive, but the raw interior, absence of bathroom facilities, and major conversion work suggest roughly €22,000 in renovation, or about €1,650/m² all-in versus €778/m² for comparable local stock. The historic trullo and 11,440 m² of land add appeal, but the isolated setting and unspecified habitation permissions require careful verification.
More on the house and the area
A highly authentic Puglian trullo with a photogenic conical stone roof, traditional masonry, and over one hectare of surrounding rural land. However, it is currently an empty shell with earth floors, deteriorated plaster, no services, and no bathroom, so this is a distinctive restoration project rather than a livable home.
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€8,000 – €12,000
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.
- Raw, uninhabitable interior with no bathroom, kitchen, flooring, or utilities visible.
- Substantial renovation and infrastructure work will be required before it can function as a home.
- Rural isolation and access should be verified, along with planning permission for conversion or expansion.
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.