Villa
CONTRADA VACCARA MARTINA FRANCA POZZO TRE PILE: Vendesi trullo da ristrutturare OTTIMO PER INVESTIMENTO, di 100 mq con possibilità di ampliamento fino al 20 %. Il trullo attualmente è composto da ingresso, soggiorno con camino funzionante, cucina abitabile, due camere matrimoniali di cui una all'interno della lamia,…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Trullo listed as 'Habitable' but description explicitly says 'da ristrutturare' (to be renovated) — a contradiction. Price of €900/m2 is ~40% above the local median (€643/m2), so it's above baseline. Positives: 3,800 sqm exclusive land with fruit trees and pool potential, 20% expansion possibility, functioning electrical/heating, underground cistern, 5km from historic center, 17 photos, fresh listing (5 days). The land and setting add real value, but you're paying a premium and should budget significant renovation (~€700/m2 for a trullo requiring restoration). Fair overall — not a bargain but plausible given the land.
More on the house and the area
Authentic Puglia trullo with characteristic conical stone roof and finial (pinnacolo), giving genuine historic character. Sits on 3,800 sqm of exclusive land with fruit trees and pool potential, near Bosco delle Pianelle and 5km from Martina Franca. The trullo itself is charming but the attached annex is an ordinary rendered building. Photos show neglect and to-renovate condition, contradicting the habitable label. At €900/m2 it's reasonably priced for the region but no standout bargain. Solid regional appeal, no scroll-stopping factor.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€20,000 – €35,000
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.
- Description says 'da ristrutturare' (to be renovated) despite 'Habitable' condition flag
- Trullo exterior shows weathering; annex building is plain and dated
- No sea proximity data; interior photos absent
- Secondary gate has right-of-way servitude for another property
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 82/100The cluster sits on the Murge plateau in the Valle d’Itria, with a karst landscape of low rolling ground, dry-stone walls, olive groves, vineyards and scattered trulli and masserie. Martina Franca has a substantial historic centre with Baroque and palazzo-lined streets and is one of the main towns of the valley. Within about 15 km are Locorotondo, listed among I Borghi più belli d’Italia and holding Bandiera Arancione status, and Cisternino, also in I Borghi più belli d’Italia. The area is known for trulli, the white towns of the Valle d’Itria, and wine and olive production.