Rustico/casale in Via San Michele 10
MARTINA FRANCA-VIA SAN MICHELE In via San Michele, in direzione via Ceglie, proponiamo in vendita un piccolo rustico allo stato grezzo di circa 72mq, immerso nella tranquillità della campagna ma situato a pochi minuti dalla città. La proprietà è raggiungibile attraverso un comodo viale d'accesso che conduce direttamente al piazzale antistante l'abitazione. Il fabbricato principale si compone...
What it really costs
See what needs doing and what each job costs
At €903/m² before works, this 72 m² property is explicitly sold as an unfinished shell and may require about €1,100/m² to become habitable, putting the effective cost near €2,003/m² versus a local comparison level of €692/m². The garden and terrace add appeal, but the renovation burden makes this weak value.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€28,000 – €42,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 83/100The cluster sits in the Valle d’Itria, a limestone upland of low ridges, dry-stone walls, olive groves and dispersed trulli between Martina Franca, Locorotondo and Cisternino. Martina Franca itself is the nearest town of size, with a substantial historic centre, Baroque churches and daily services. Locorotondo is within this area and is listed among I Borghi più belli d’Italia. This part of the Murgia is known for trulli, masserie, vineyards and olive oil.