Villa in Via Monti del Duca 199
MARTINA FRANCA-VIA MONTI DEL DUCA In via Monti del Duca, a circa 4km da Martina Franca, proponiamo in vendita una villetta indipendente di 148mq catastali, immersa nel verde e ideale per chi desidera vivere in un contesto tranquillo, lontano dal caos cittadino. Accediamo alla proprietà attraverso una strada più…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €642/m², the €95,000 asking price is already above the local €500/m² reference; allowing roughly €44,400 for the pool, energy upgrades and ancillary spaces brings the effective cost to about €941/m². The independent villa, garden and 47 photos are positives, but the listing does not state the overall condition and the G energy class adds uncertainty.
More on the house and the area
A peaceful, highly private villa with a leafy garden, mature pine trees, long paved approaches, and a photogenic covered veranda. The house is a real, furnished home with kitchen, bathroom, fireplace, bedrooms, and a separate annex—not an empty shell—but it needs cosmetic modernization and maintenance, especially around the veranda and pool.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €300/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€15,000 – €25,000
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.
- The home is clearly usable but dated, with visible ceiling cracks, peeling paint, and older fixtures.
- The swimming pool needs renovation, and the extensive garden will require ongoing maintenance.
- Only one bathroom is shown for the main house; utilities, heating efficiency, and the condition of the annex should be verified.
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 84/100The area sits on the Murge plateau in the Valle d’Itria, with low karst hills, dry-stone walls, olive groves and scattered trulli within the local countryside. Martina Franca has a substantial historic centre with Baroque churches and palaces and enough shops and services for daily life. Alberobello, within this radius, is a UNESCO World Heritage site for its trulli district. Locorotondo, also nearby, is listed among I Borghi più belli d’Italia. This part of the valley is known for trulli, mixed farming, olive oil and wine.