Boutique Agriturismo Estate with Pool in Puglia’s Alta Murgia

In the rolling landscape of the Alta Murgia, halfway between Bari and Matera, this boutique agriturismo and farm‑stay estate combines an established hospitality business with a private home, restaurant, pool and 2.6 hectares of land.​​
Created for slow and experiential tourism, it attracts a loyal mix of Italian and international guests who come for nature, local food and authenticity rather than mass tourism.

Location
The property lies in the countryside of Cassano delle Murge (Bari province), in Contrada Cristo Fasano, about 5 km from the town, 30 km from Bari, 35 km from Matera and within easy reach of Alberobello, Polignano a Mare, Castellana Grotte and Bari airport.​​
Set among olive trees, oaks and dry‑stone walls, it offers wide open views and starry skies, yet remains well connected to major roads and the main attractions of Puglia and Basilicata.​​

Land and outdoor spaces
The estate extends over approximately 2.6 hectares, fully fenced with traditional stone walls and mesh, partly wooded and partly arable land for crops or pasture.
Around the buildings, roughly 6,000 sqm of landscaped grounds include gardens, paved courtyards, shaded pergolas, children’s play area, private parking and a panoramic 12 x 6 m swimming pool built into the stone landscape and surrounded by lawn and sun deck.

Buildings and layout
The main farmhouse is a restored rural building on three levels (basement, ground floor and first floor), designed to separate the private and guest areas while keeping everything close and functional.

• Basement / underground floor – Technical room for the pool and a large storage/tool room, ideal for machinery, supplies and stock.
• Ground floor – guest room – restaurant and owners’ home – Two restaurant halls (one with exposed stone and barrel vault), a fully equipped professional kitchen, guest WCs, and the owners’ residence with living room, kitchen, three bedrooms, two bathrooms and laundry.
  From the outside there is also access to a further bedroom with private outdoor space and bathroom, ideal as an independent suite.
• First floor – guest accommodation – A hallway gives access to the four guest rooms, each with private bathroom, opening onto generous covered terraces that can be used as outdoor lounges or breakfast areas with countryside views.

The buildings are in excellent condition, tastefully furnished and ready to use, with no major works required.

Accommodation capacity
The hospitality area currently offers five guest rooms (double, triple and quadruple), each around 20–25 sqm, all with en‑suite bathroom and either a veranda or dedicated outdoor space; one room also includes a kitchenette for longer stays.​
The total guest capacity is up to about 14 people, ideal for couples, families and small groups who value peace, nature and good food.

Restaurant and agritourism activity
The agribistrot‑style restaurant works mainly on reservation, with 14 fixed indoor seats and the possibility to host up to around 60 guests for events by using the outdoor covered areas and porticoes.
The cuisine focuses on traditional Apulian recipes prepared with farm‑to‑table ingredients: home‑baked bread and focaccia, fresh pasta, preserves and produce from the farm and selected local suppliers.
Depending on the season, the restaurant offers:
weekend lunches and dinners for in‑house guests and external clients,
summer poolside light menus, aperitifs and tastings,
private events such as birthdays, small weddings, corporate retreats and thematic food & wine evenings.

Business profile and performance
The hospitality business started as a B&B in 2018 and was upgraded to a fully licensed agriturismo in 2023, with all regional authorisations and compliance in place.

The property operates all year round, with a natural slowdown of about three to four months in winter for seasonality and maintenance; projected annual guest numbers are in the range of 1,000–1,200 presences for 2025, based on the positive trend of 2024 and existing bookings.
Average occupancy is approximately:
75–85% in high season (June–September),
40–60% in shoulder months (April–May, October),
20–30% in low season.​
Average room rates are around €75 for doubles, €90 for triples and €105 for quadruples, leaving room for further price optimisation, especially towards foreign markets that perceive Puglia as a premium destination.​

Marketing, channels and reputation
The agriturismo is promoted through its own website, social media and leading booking portals such as Booking.com, Agriturismo.it and Bed‑and‑Breakfast.it, where it consistently scores above 9/10 and holds excellent reviews for atmosphere, food and hospitality.​
The business has built a solid base of repeat Italian and international guests and benefits from strong word‑of‑mouth and organic online visibility.​

Activities and experiences
In addition to accommodation and dining, the estate offers or collaborates on:
cooking classes (fresh pasta, bread and focaccia, preserves),
themed tastings and food & wine events,
pool days with light menus in summer,
partnerships with quad tours, horse‑riding, cycling routes and visits to a nearby apiary.
This positioning makes it ideal for the growing market of experiential and “slow” tourism, appealing to guests from the UK, Germany, France and the US looking for authentic countryside stays.

Utilities and Facilities
The property features a water collection system consisting of multiple tanks: some for rainwater, used for flushing toilets and irrigating the vegetable garden, and others for drinking water, supplied by tankers and an artesian well connected to a neighbor’s private water supply.
Wastewater is disposed of via an Imhoff tank with a storage tank and periodic emptying. The electricity connection has a power consumption of 15 kW at 380 volts, adequate for the property’s needs.
The entire outdoor area is under video surveillance with state-of-the-art systems, while the home is equipped with an internal alarm system connected to a radio alarm.​
The entire complex is heated by an LPG-fired boiler with a 1,000-liter underground tank, supported by a forced-circulation solar thermal system with panels and a 300-liter storage boiler for domestic hot water.

Legal, technical and expansion potential
The activity is managed as an agricultural enterprise with agritourism authorisation and is fully compliant with regional rules.​
There are no active mortgages or loans on the property or the business; all assets are free of liens and technical documentation is available for due diligence.​
In recent years an additional storage room and a new bedroom have been created to improve functionality; further extensions or changes may be feasible, subject to technical and planning verification within the current zoning and landscape constraints of the Alta Murgia area.

Sale conditions
The sale includes:
the entire real estate complex (land, buildings, pool, external areas),
the ongoing agritourism and restaurant business with licences,
furnishings, equipment and the complete professional kitchen, with only a few personal and decorative items excluded and to be specified during negotiations.
The asking price is €1,000,000, which falls within the market range of approximately €950,000–1,050,000 for comparable agriturismo properties in this area and reflects both the intrinsic value of the estate and the proven income and development potential.

Ideal buyer and handover
This estate is particularly suitable for:
a couple or family seeking a lifestyle change with a home and business in one place,
an investor looking for a turnkey agriturismo in Puglia with room for growth in events, international marketing and extended-season operations.
The current owners intend to relocate for a new project and are willing to agree on a gradual handover and initial training period, if requested, to ensure continuity of the brand, suppliers and guest relations.