Trullo Ajeni
Trullo a tre coni da ristrutturare con uliveto – San Michele Salentino San Michele Salentino (BR) – Proponiamo in vendita caratteristico trullo a due coni completamente da ristrutturare, immerso nella quiete della campagna pugliese e situato in posizione strategica, a soli 2 km circa dal centro abitato. La proprietà…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
- Connections
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
47,000 EUR for a trullo on 6,555 m² with estimated renovation cost 700 €/m² yields an effective ≈707 €/m² vs the regional baseline of 825 €/m² (≈14% below). The ad includes 38 photos and project plans, is 2 km from the town and 14 km from the sea, making this a solid renovation/investment opportunity.
More on the house and the area
Beautiful, authentic three-cone trullo set in about 6,500 m² of olive groves with strong rustic character and clear potential (project renderings and plans provided). The existing building is a bare stone structure and requires full restoration and installation of services before it can be lived 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€1,298,000 – €2,301,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Needs complete renovation — interior is bare stone/dirt-floored and not habitable
- No visible services or finished utilities in the photos (water/electric/heating to be installed)
- Restoration and permits required — the listing is a renovation project despite available project drawings
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 55/100This is the inland Salento plain of olive groves and small fields between the Adriatic side and the Murge. The nearest coast is the Adriatic around Torre Santa Sabina and Ostuni Marina, about 15 km away. Ostuni is the nearest town of size; it has a large historic centre on a hill and is known as the Città Bianca. The Itria Valley with trulli towns such as Ceglie Messapica, Cisternino and Martina Franca lies within the wider surrounding area to the northwest, but the immediate 15 km radius is mainly agricultural countryside and small towns. This part of the province is known for olive oil and rural masserie.