Luxury Villas in Puglia – How to Build or Buy for Retirement or Investment
- Giampiero Marinò
- Feb 3
- 6 min read
Updated: Apr 17
Why Puglia?
In the last 2–3 years, Puglia, especially the area between Brindisi and Fasano, has become a hotspot for international travelers who fall in love with this magical region in Southern Italy.
But why is Puglia so attractive?
It’s simple: fantastic food, mild weather (even in winter), unspoiled nature, and proximity to stunning beaches. Travelers from the UK, Germany, Belgium, the Netherlands, and other Northern European countries have gone a step further. After experiencing the charm of Puglia, many have decided to move here—either part-time or permanently, especially during retirement.
These travelers often choose to buy or build luxury villas in Puglia at prices still competitive compared to their home countries. Many also rent them out when they’re not in use, making it a smart property investment as well as a lifestyle choice.
Below, you’ll find a step-by-step guide with everything you need to know before starting this exciting (but potentially complex) journey.
Financing Your Dream Villa in Puglia
Everything starts with a budget. If you’re not planning to invest all your savings, you’ll need to explore funding options. Here's what most international buyers consider:
1. Mortgages from an Italian Bank
Some Italian banks offer mortgages to foreign citizens or Italians living abroad—even without a regular income in Italy. While it’s not the most common route, it’s possible.
One major institution offering this service is Banca Intesa, which has a branch in San Vito dei Normanni, just minutes from Borgomadre. The branch is located near the old castle, on Via Francesco Crispi, 1.
What you’ll need:
Sworn translations of your most recent tax return
The last 3 payslips
A bank statement (also translated)
Once the application is submitted, the process typically takes 6–8 weeks. If you're building a villa, your mortgage can be tied to the progress of the construction, with funds released as invoices from builders are submitted.
2. Mortgages in Your Home Country
Alternatively, many buyers prefer to secure funding through a mortgage in their home country, using local property as collateral. This is often simpler from a documentation perspective, but it won’t be connected to the progress of construction in Italy. So, if you go this route, be sure to have a realistic, tightly managed budget and keep an eye on all ongoing expenses.
Where to Buy or Build a Villa in Puglia?
Once your budget is defined, the next question is: where in Puglia should you buy or build?
Here are the top areas chosen by buyers who want the perfect mix of charm, convenience, and return on investment:
Brindisi Province
Ostuni
Carovigno
San Vito dei Normanni
These locations offer beautiful countryside views, ancient olive groves, and proximity to both the Adriatic coast and Brindisi airport.
Itria Valley & Bari Province
Fasano
Monopoli
Polignano a Mare
These towns are full of architectural heritage and sit within easy reach of both Bari and Brindisi, making them perfect for both long-term living and short holiday rentals.
These areas are also known for having experienced local builders who are masters at creating what we call “rural-chic” villas. The design culture here blends authentic Puglian elements (stone walls, vaulted ceilings, olive groves) with modern luxury.
Buying Land in Puglia: What You Need to Know
If you decide to build your dream home from scratch, you’ll first need to find the right plot of land. But before you fall in love with a view, here are key checks you must perform:
Is the land buildable? Some plots can be farmed but not built on. Always check the zoning laws.
Is the area under conservation restrictions? Even if a plot seems perfect, construction might not be allowed due to environmental protection laws.
What is the building ratio? In Puglia, the size of the villa and pool you can build depends on the total land size. Local architects will guide you on what's legally and structurally possible.
The safest path is to hire a local surveyor or engineer—like the ones who work with our Borgomadre team. They’ll ensure you're not only buying wisely, but also setting the foundation for a smooth project.
Planning, Permits & The Construction Journey
After you’ve found the right piece of land, the real magic begins. This is where your vision starts to take shape, and you begin imagining mornings under a pergola, evenings with friends in your garden, and a lifestyle rooted in the beauty of Puglia.
But let’s be honest: this is also where things can get a bit… tricky.
You’ll need to transform your ideas into a real project that meets not only your expectations but also the local regulations, which, as you can imagine, are often wrapped in charming layers of Italian bureaucracy.
This is why having local professionals by your side is essential. It’s not just about language (although that helps), it’s about understanding how the system works, who to talk to at the town hall, and how to navigate rules that can change from one province—or even one street—to another.
Your architect and engineer will need to:
Develop the project according to the local building codes
Prepare the technical documentation required for construction permits
Submit everything and follow up (often… several times) with the relevant offices
If that sounds like a lot—it is. But don’t worry. We’re here to help you enjoy the journey, not just survive it.
Once the permits are granted (and yes, sometimes there are a few hiccups), the construction phase begins. From the foundation to the finishing touches, this process usually takes between 12 to 18 months, depending on the complexity of your villa and how much you want to customize.
There will be decisions to make—materials, layouts, tiles, pool design. It’s exciting, but if you're not physically here or you’re unfamiliar with how things work, it can quickly feel overwhelming.
And that’s exactly why working with someone local who can coordinate everything for you makes all the difference.
At Borgomadre, we take pride in being more than just a service provider. We act as your eyes, ears, and hands on the ground—liaising with builders, electricians, craftsmen, and managing every step of the process so that you can focus on the fun parts: the vision, the design, and the dream.
It’s your home. But we’ll make sure building it feels like a holiday, not a headache.
Choosing the Right Materials & Craftsmanship
The beauty of building in this region is that you're not just creating something new — you’re adding to a tradition.
Local stone, barrel-vaulted ceilings, boundary walls in dry-stacked limestone, terracotta tiles, and handcrafted shutters aren’t trends here — they’re part of a language the land already speaks.
The craftsmen who build in Puglia understand this rhythm. They don’t just follow blueprints; they create homes that breathe with the landscape.
Some timeless features you’ll want to consider:
Barrel-vaulted ceilings in living rooms and kitchens
Stone perimeter walls that blend with the olive groves
Native Mediterranean gardens — rosemary, thyme, lavender, olive and fig trees
Outdoor kitchens and shaded pergolas for summer living
These elements will make your villa not just beautiful, but authentic and enduring — a home that feels deeply rooted, not just designed.
Why Experience Matters
You could try to manage this process yourself — but unless you live here, speak the language fluently, and know who to call when a delivery is delayed (which it will be), you’ll likely find it stressful.
At Borgomadre, we’ve built our lives — and our network — here. Our role is to make your vision happen smoothly, so that what could become overwhelming stays joyful and exciting.
We offer:
In-depth local knowledge of regulations and timing
Long-standing relationships with the best local builders, artisans, and engineers
End-to-end project coordination so nothing is left to chance
Clear, honest communication every step of the way
Our goal? That you look back on this process not just with satisfaction, but with a sense of pride and connection to something bigger than bricks and plans.
Ready to Start Your Journey?
Whether you're planning to retire under the Puglian sun, invest in a second home, or build a family villa to enjoy and rent out, we’re here to help — with clarity, calm, and care.
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