Why choose to buy in Puglia in 2026?
Steady growth, strong foreign demand
Puglia continues its upward trajectory, driven by sustained international demand (French, German, Swiss, Northern Europeans) and lifestyle appeal. The airports of Bari and Brindisi are increasing connections, making short stays easier. ✈️
According to buyer searches on Green Acres (a site specializing in second homes), the French lead demand in the provinces of Lecce, Brindisi, Bari, and Taranto, followed by the USA, Germany, and the Netherlands. The diversity of profiles sustains activity all year round.
Remote work and longer stays extend the season beyond summer. This supports prices while creating opportunities inland.
Balance between affordable prices and high rental yields
Compared to other Italian regions, prices remain competitive. For seasonal rentals, a gross rental yield of about 4 to 7% is possible depending on the location, quality, and management. Demand peaks from June to September, with solid follow-up in spring and autumn.
- Demand drivers: unspoiled beaches, iconic villages, gastronomy, accessibility.
- Price factors: proximity to the sea, authenticity, swimming pool, energy condition.
- To watch: local regulations on pools and diffuse hotels, water availability in summer.
Average asking price benchmarks for 2026 (source: Green Acres):
- Houses for sale in Lecce ~1,463 €/m²,
- Houses for sale in Ostuni ~4,207 €/m²,
- Houses for sale in Santa Maria di Leuca ~2,763 €/m².
In the Itria Valley:
- Houses for sale in Alberobello ~1,635 €/m²,
- Houses for sale in Locorotondo ~1,908 €/m²,
- Houses for sale in Cisternino ~2,927 €/m²,
- Houses for sale in Martina Franca ~1,699 €/m².
The most sought-after areas in Puglia
Itria Valley: trulli and bucolic landscapes
A postcard of Puglia, the Itria Valley strings together Alberobello, Locorotondo, Cisternino, and Martina Franca. Trulli, lamie, dry-stone walls, and endless olive trees: the setting is irresistible. ✨
- For whom: buyers drawn to charm, tranquility, and unique properties.
- Assets: high desirability, stable value, access to both coasts in 30–40 min.
- Points of attention: premium prices for renovated trulli and character masserie.
As for average asking prices, Itria is heterogeneous: Cisternino is more « premium » (~2,927 €/m²) while Alberobello and Martina Franca remain more accessible (~1,635–1,699 €/m²), with Locorotondo in the middle (~1,908 €/m²).
Salento: seaside and deep southern charm
In the south, Salento offers gorgeous beaches around Gallipoli, Otranto, and Santa Maria di Leuca. Lecce, the baroque capital, enchants with its lively center, universities, and culture.
- For whom: investors targeting seasonal seaside rentals and year-round urban living in Lecce.
- Assets: high occupancy rates in summer, excellent culinary hotspots, heritage.
- Points of attention: pronounced seasonality on the coast, heavy traffic in August.
Average asking price benchmarks: ~1,463 €/m² in Lecce (urban, spacious homes) vs. ~2,763 €/m² in Santa Maria di Leuca (very sought-after waterfront).
The still affordable areas of Puglia
Province of Brindisi and Taranto backcountry
Around Brindisi, towns like Carovigno, San Vito dei Normanni or Francavilla Fontana offer good value for money.
Towards Taranto, the inland areas of Manduria (Primitivo wine region) and Grottaglie (ceramics) also hide great opportunities. 🏡
- Access: Brindisi airport 20–45 min away depending on the village.
- Interest: large plots, independent houses, more accessible projects with swimming pools.
- Vigilance: urban planning rules, structural condition of old buildings, availability of a well/cistern.
Average asking price benchmarks:
- Houses for sale in Brindisi ~1,423 €/m²,
- Houses for sale in Carovigno ~1,882 €/m²,
- Houses for sale in Francavilla Fontana ~2,435 €/m²,
- Houses for sale in San Vito dei Normanni ~3,120 €/m²,
- Houses for sale in Taranto ~2,763 €/m².
Small authentic villages and homes to renovate
In inland Salento (e.g. Specchia, Presicce, Ruffano) or on the edges of Itria, homes to renovate remain attractive.
- Advantages: low entry price, period charm (star vaults, local stone), potentially advantageous renovation tax regime.
- Renovation budget: often 1,000 to 1,500 €/m² depending on condition and finish level.
- Keys to success: local team (surveyor/architect), permits (SCIA/permesso), realistic timeline.
Types and budgets in Puglia
White houses, terraces and centuries-old olive trees
The local signatures: white houses with roof terraces, star-shaped vaults (volte a stella), trulli and lamie in stone. In Salento, you’ll also come across pajare and small farmhouses.
Checklist: insulation, heating (wood stove, heat pump), presence of a cistern or well, individual sanitation, and energy rating.
Renovated masserie from €250,000
A masseria is a historic farm, often with outbuildings and land. Small units or parts of renovated masserie can start around €250,000 depending on location and condition. Prestigious properties then range from high-end to several million.
- 150–250k €: trullo/lamia 1–2 bedrooms to renovate or small village house.
- 250–400k €: renovated white house with terrace, possible garden/above-ground pool.
- 400–700k €: country villa with pool and olive grove.
- 700k € and up: character masseria, multiple trulli, premium features.
Don’t forget the expenses: acquisition taxes (2–9% depending on the case), notary, agency (often 3–5%), diagnostics, and pool/sanitation costs. 🌊
Puglia, a region where investment rhymes with art of living
Here, investing rhymes with open-air markets, olive oil, cucina povera, and naps under pergolas. Ionian or Adriatic beaches, summer festivals, cycling among olive groves: the quality of life is undeniable.
On the practical side, rental management is well developed, with providers for check-in, cleaning, and maintenance. Define your strategy (pleasure, yield, mixed) and choose the micro-location that optimizes it. 🍝
