Trullo in Martina Franca
A 12 km da Martina Franca, trulli composti da tre coni, garage, palmento, forno, stalla e mangiatoia e deposito attrezzi, con circa 9.000 di terreno, con alberi di ulivo e frutteto, acquedotto rurale. Classe Energetica: G
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Trullo (three cones) plus outbuildings on ~9,000 sqm with olive trees, 12 km from Martina Franca at 875 EUR/m2 vs baseline median 688 EUR/m2 — roughly 27% above baseline. Condition is 'Needs renovation' with energy class G, so budget ~1000 EUR/m2 for full restoration including typical trullo stonework/roof cone repairs. The generous land parcel with productive olives/fruit adds real value not captured in the per-sqm figure, partly justifying the premium. Fresh listing (5 days). Missing beds/baths/build year data limits certainty. Net: a plausibly fair deal given the land, but not a bargain on price-per-sqm and requires significant renovation outlay.
More on the house and the area
Authentic three-cone trullo complex near Martina Franca with genuine historic character - the classic conical stone roof, whitewashed vaulted interiors, and traditional palmento, forno and stalla outbuildings. Strong land appeal with ~9,000 sqm of olive grove and orchard plus rural water supply. At €70k (€875/m2) it carries some bargain appeal, but condition is rough throughout: dated interiors, a decaying tool deposit, and no bathrooms. The trullo cone and courtyard photos are attractive, but modern concrete additions and heavy renovation needs temper the wow factor. Charming heritage property for a restoration project rather than a turnkey scroll-stopper.
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, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€16,000 – €28,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Needs full renovation - roofs, floors, systems all dated or damaged
- No bathrooms and zero energy class (G)
- Toolshed/deposit shows structural decay (crumbling ceiling, debris)
- No sea proximity data
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.