Trulli e lamia
TRULLI E LAMIA. Habitable, terrazzo, cantina.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €76,000 plus an estimated €12,000 for light habitable-property work, the effective cost is about €1,467/m²—well above the €842/m² local comparison level. The trullo format, terrace and cellar add appeal, but the brief description does not justify the substantial premium.
More on the house and the area
This is a genuinely habitable Puglian trullo with a photogenic cluster of conical roofs, vaulted interiors, a working kitchen and bathroom, and a generous garden/terrace. It has real historic character and feels like a usable countryside home rather than a restoration shell, though the interiors are simple and old-fashioned rather than luxurious.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/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€4,000 – €7,000
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.
- Interiors are clean and usable but dated, with modest furnishings and finishes.
- No dramatic sea or mountain view is shown; utilities, heating and energy performance are not documented.
- The large garden and roof condition should be checked in person.
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.