Trullo in Martina Franca
In Strada Montefellone, a soli 5 km da Villa Castelli, 10 km da Grottaglie e 15 km da Martina Franca, nelle vicinanze della 'Piscina Monte Olimpo', proponiamo in vendita un suggestivo complesso di trulli completamente da ristrutturare, immerso nella quiete della campagna pugliese. L'immobile è raggiungibile…
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
A 32 sqm trullo complex from 1900, completely to renovate (essentially a ruin needing full rebuild) at €1,031/m2 vs baseline median €688/m2, so ~50% above the area median. Positives: 8,000 sqm land with ~100 olive trees, a well, fireplace, and panoramic countryside setting; fresh listing (6 days) with 16 photos. Negatives: access via ~1 km partly-unpaved farm track, tiny living footprint, no beds/baths, no energy class, and full restoration required (est. ~€1,500/m2 for a trullo rebuild). The land component adds real value beyond the per-m2 comparison, but the premium over baseline plus heavy renovation load makes this a fair-priced project rather than a bargain.
More on the house and the area
Authentic ~1900 stone trullo complex near Martina Franca with classic conical dry-stone roofs, set on ~8,000 sqm with ~100 olive trees and a well. Genuine historic Puglian character and pastoral setting are the main draws. However, aerial shots reveal significant structural decay - the main cone's roof appears partially collapsed - and the property is a total renovation project (no baths, beds, or energy rating). High-voltage pylons in the background undercut the otherwise idyllic countryside scenery. Charming raw material at a low price, but far from move-in wow.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,500/m², falls in this band.
Materials only, work you may do yourself€13,000 – €19,000
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.
- Roof of main cone visibly collapsed/deteriorated (aerial photo shows caved-in dome)
- Completely uninhabitable - needs full renovation
- No bathrooms, no beds, no energy class
- Power transmission lines/pylons visible on horizon detract from views
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 area sits on the Murge plateau in the Valle d’Itria landscape of low karst hills, red soil, olive groves and dry-stone walls. Ceglie Messapica has a substantial historic centre and a ducal castle. Within about 15 km are other trulli-country towns including Martina Franca, Cisternino and Ostuni on its hill. The wider area is known for trulli, masserie, olive oil and rural stone architecture.