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Puglia, the heel of Italy, has two seas, whitewashed hill towns, olive groves and some of the most recognisable rural buildings in the country: the cone-roofed trulli and the large fortified farms called masserie. It also offers a wide range of prices, from inexpensive farmhouses up to large villas. This guide looks at what is actually for sale in Puglia on Realpoint, what different budgets buy, and what to check before you sign anything.
For an introduction to the region itself, its towns and transport links, see our Puglia property page.
What’s on the market in Puglia
- Villas are the largest group, at about a third of listings.
- Farmhouses are about one in five.
- Trulli and apartments are each about one in ten. There are also village townhouses and a smaller number of masserie.
- Gardens and swimming pools are the most common features, each found in about a third of homes. Nearly a quarter list air conditioning, and roughly one in five mentions a sea view.
- The typical home has three bedrooms.
Condition is not recorded for most Puglia listings, so it is hard to say how much of the market is restored and how much needs work. Read each description carefully, and ask the agent whether a home is restored, habitable or in need of work before you travel to a viewing.
What does a home in Puglia cost?
Asking prices run from under €20,000 to around €10 million at the very top. In practice:
- Half of all homes are listed between about €125,000 and €500,000, and the typical asking price is around €275,000.
- Roughly one in six is under €100,000.
- About one in ten is over €1 million.
Farmhouses are the least expensive type, typically under €80,000; at that price, ask exactly what condition the building is in. Apartments and trulli are typically listed at around €170,000–€175,000, and villas at around €385,000.
What your budget buys
- Under €100,000: farmhouses and some village townhouses. A low-cost way in, but find out exactly what work is needed. See Puglia homes under €100,000.
- €100,000–€250,000: apartments, trulli and townhouses.
- €250,000–€500,000: villas and some of the larger trulli, some with pools.
- €500,000 and above: the larger villas and masserie. See Puglia homes with a pool.
Where the homes are
Puglia has six provinces. On Realpoint, around three in four homes are in Brindisi province, between the Valle d’Itria and the Adriatic, with smaller numbers in Lecce, Bari and Taranto:
- Carovigno and San Vito dei Normanni: the busiest markets on Realpoint in Puglia, in the countryside between Ostuni and Brindisi, close to the Adriatic coast.
- Ostuni: the white hill town, with olive groves stretching from its edge towards the sea.
- Ceglie Messapica, Cisternino, Locorotondo and Martina Franca: in and around the Valle d’Itria, the heart of trulli country.
- Fasano, which runs from the hills down to the coast, and San Michele Salentino, a small inland town near Ceglie Messapica.
- Santa Maria di Leuca: at the very southern tip of Salento.
There are few listings in the north of the region, including the Gargano, and relatively few in Salento. If you are set on those areas, save a search and check back regularly.
Five things to check before buying in Puglia
1. Trulli and masserie: what you can change
Extending or converting a trullo or a masseria is tightly regulated. If you plan to add rooms, put in a pool or turn outbuildings into living space, check with a local geometra or architect what is permitted for that building before you make an offer, rather than after.
2. Olive trees and Xylella
Olive groves in Salento and much of southern Puglia have been hit by Xylella, a disease of olive trees. If the land comes with olives, ask about the state of the trees and whether any obligations come with them, and have someone who knows olives look at the grove.
3. Water and drains
In the countryside, many homes get their water from a well or a cistern, and waste water usually goes to a septic system rather than a sewer. Ask how the house is supplied, whether any well is registered, and how and when the septic system was last checked.
4. Coastal landscape rules
Near the coast, the regional landscape plan restricts what can be built and changed. If you are buying close to the sea with plans to extend or build, check what the plan allows for that plot before you commit.
5. Is everything on the plans?
Verandas, outdoor kitchens and converted outbuildings are not always recorded. Before the preliminary contract, your geometra should confirm that every building matches the land-registry and planning records (conformità catastale e urbanistica). Don’t rely on the sales description for this.
Buying costs in brief
On top of the price, allow roughly 7–15% for taxes and fees, depending on the property and your situation:
- Registration tax when buying from a private seller: 9% of the property’s cadastral (land-registry) value for a second home, or 2% if it will be your main home in Italy, plus small fixed taxes. From a builder, VAT applies instead.
- Notary: required by law for every purchase.
- Estate agent: in Italy both buyer and seller usually pay the agent. Agree the percentage in writing at the start.
- Your own surveyor and lawyer: strongly recommended, especially for older rural homes.
You will also need an Italian tax code: see our guide to getting your codice fiscale. Our article on the 7 most common mistakes foreign buyers make is worth reading before you make an offer.
This is general information, not legal or tax advice. Always confirm costs and rules with a notary, geometra or commercialista for your own purchase.
Frequently asked questions
Can I buy a trullo in Puglia?
Yes. Trulli make up about one in ten of the Puglia homes on Realpoint, and are typically listed at around €175,000. Most trulli country is in and around the Valle d’Itria.
Is Puglia cheaper than Tuscany?
On Realpoint, yes. Typical asking prices in Puglia are far lower than in Tuscany, and roughly one Puglia home in six is under €100,000.
Can I find a home near the sea?
Yes. Roughly one in five Puglia listings mentions a sea view, and several of the busiest areas, such as Carovigno, Ostuni and Fasano, run down to the Adriatic. See Puglia homes with a sea view.
Start your search
Browse all homes for sale in Puglia, or simply describe your ideal home in our AI search, for example “trullo with a pool near Ostuni under €350,000”.
Homes for sale in Puglia
Detached villa with trullo and olive grove, Ostuni – court auction 25 Jan 2027
Ostuni, Brindisi, Puglia
Refurbished trulli estate with swimming pool, Castellana Grotte – court auction 10 Dec 2026
Castellana Grotte, Bari, Puglia- €1,500,000
- €2,600,000
- €1,680,000
- €150,000
