Apulia Real Estate Market 2026
Average price: ~€1,850/m², +2.2% annual increase
The real estate market remains dynamic, driven by both domestic and international demand. The average price is around ~€1,850/m², an increase of approximately +2.2% over the year. 📈
Price differences remain significant depending on location and property condition:
- Popular coastal areas: often €2,400 to €4,000/m² depending on sea view and access.
- Inland: €900 to €1,800/m² for village houses or properties in need of renovation.
- Renovated character properties: clear premium for quality and amenities (pool, land, view).
Price benchmarks by city (holiday home demand) — based on requests noted on Green Acres:
- Houses for sale in Ostuni: approx. €4,207/m² (135 m² average, €568,000).
- Houses for sale in Cisternino: approx. €2,927/m² (109 m², €319,000).
- Houses for sale in Alberobello: approx. €1,635/m² (85 m², €139,000).
- Houses for sale in Locorotondo: approx. €1,908/m² (163 m², €311,000).
- Houses for sale in Lecce: approx. €1,463/m² (162 m², €237,000).
- Houses for sale in Brindisi: approx. €1,423/m² (71 m², €101,000).
Bari and Ostuni: Regional Market Drivers
Bari, the regional capital and a university hub, concentrates jobs, services, and both rail and air connections. The market here is fluid, with strong demand for apartments near the center and coastline. 🏙️
Ostuni, the « White City, » is the international showcase of Apulia. Its charm, proximity to the Valle d’Itria and a strong supply of seasonal rentals all drive property prices and transactions higher. For reference, requests often reflect levels of around €4,200/m² for well-located and renovated properties.
Price per m² in Apulia
Valle d’Itria: Cisternino, Alberobello, Locorotondo
Postcard landscapes, olive groves, and iconic trulli. Ideal for a charming pied-à-terre and short-term rentals. 🌿
- Cisternino: vibrant historic center, balanced budgets, good accessibility. Demand positions the market at an intermediate level around €2,900/m².
- Alberobello: iconic trulli, higher premiums for renovated and well-located homes, with a more accessible median entry point (~€1,600/m²).
- Locorotondo: elegance and tranquility, sought-after properties with land, around €1,900/m² for second homes.
- Indicative ranges: €2,200 to €4,500/m² depending on condition and view; lower for properties needing renovation.
Salento: Lecce, Otranto, Gallipoli
In the south, Salento blends baroque architecture, beaches, and lively coastal villages. 🏖️
- Lecce: cultural heart, strong student and tourism demand; a gentler price level in the city (~€1,460/m²) than on the premium coasts.
- Otranto: sea views, historic center, tight prices on the seafront.
- Gallipoli: seaside feel, high seasonality, strong summer rental yields.
- Beach vs inland: second-line and hinterland areas offer better value for money.
Property Types and Budget in Apulia
Renovated Trulli and Luxury Masserie
Renovated trulli combine authenticity and modern comfort. Prices rise with floor area, pool, view, and proximity to towns.
- Renovated trulli: often €2,500 to €4,500/m², more for premium complexes.
- Masserie (fortified farms): prestige segment, budgets frequently in the seven figures.
- Watchpoints: urban planning compliance, heritage restrictions, access, and easements.
Tip 🛠️: check renovation quality (conical roof, insulation, humidity) and the presence of permits.
Renovation projects from €900/m² inland
For value-added projects, the interior offers homes and lamie from around €900/m² to renovate.
- Renovation costs: often €800 to €1,500/m² depending on complexity and finish.
- Timelines: 6 to 12 months for a complete renovation, not including paperwork.
- To plan for: connections, septic tanks, heating, energy performance.
Total budget: sum the purchase price, renovation costs, purchase fees (notary, taxes, agency) and an unexpected expenses buffer.
Strongly Growing Foreign Demand
British, Germans, and French Lead Among Buyers
Accessible via Bari and Brindisi (direct and low-cost flights ✈️), Apulia attracts for its quality of life, heritage, and still-affordable prices.
- Common profiles: remote workers, active retirees, families purchasing second homes.
- Key criteria: authenticity, terrace/garden, pool, easy access, rental potential.
- Services: bilingual agencies, craftsmen specializing in the restoration of local buildings.
Who buys and where? Shares of foreign inquiries remain high: in Brindisi province, France accounts for ~19%, followed by Germany (~10%) and the United States (~9%). In Lecce, France represents ~21%, followed by the United States (~12%) and Germany (~8%). In Bari: France (~15%), United States (~11%), and the Netherlands (~10%) lead.
Strong demand for holiday rentals
The season runs from April to October, peaking in summer. Well-located, well-equipped properties enjoy excellent occupancy rates.
- Sought-after features: pool, air conditioning, shaded outdoor area, reliable Wi-Fi.
- Regulation: tourist registration, tourist tax, condominium rules to follow.
- Management: local concierge recommended for check-in, cleaning, and maintenance.
Evolution of the Apulia Real Estate Market
Growth Driven by International Tourism and Low-Cost Flights
The fundamentals remain favorable: tourism appeal, improved air and rail links, shortage of character properties. 🔭
- Central scenario: moderate but steady price increases in sought-after areas.
- Supporting factors: heritage enhancement, more upscale renovations, hybrid work.
- Things to watch: rental regulation, renovation costs, heritage and environmental constraints.
- Cautious strategy: focus on location, check compliance, prioritize quality renovations.
Looking to go further? At Green Acres, we help refine criteria, budget, and action plan to ensure a smooth purchase. 🤝
