Rustico in Martina Franca
MARTINA FRANCA-STRADA PEZZE MAMMARELLE Nelle campagna di Martina Franca, in Strada Pezze Mammarelle, a circa 12,5km dal centro abitato, proponiamo in vendita una caratteristica lamia in pietra da ristrutturare, immersa nella tranquillità della Valle d'Itria. La proprietà rappresenta una rara opportunità per chi…
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
The listed sqm of 1 is clearly a data error—this is a stone 'lamia' (rural ruin) on ~10,466 sqm of land near Martina Franca in the Valle d'Itria, so the eur_m2 and baseline comparison are meaningless. At €13,000 you're essentially buying over one hectare of mostly flat land plus a stone structure needing full restoration. That land price alone is reasonable for the area, but the building requires complete renovation (roof, utilities, everything), so budget heavily. Verdict is fair rather than better because the true building size is unknown and full restoration of a rural stone structure is costly; it's a plausible entry point for someone wanting a charming rural project, not a turnkey deal.
More on the house and the area
This is a genuinely atmospheric little stone lamia in the Valle d’Itria countryside, with rough whitewashed vaults and simple rural character still visible inside. The real visual appeal is the combination of authentic Puglian rusticity and over a hectare of open field around it. At €13k, the dream factor is boosted by how much land-and-stone romance the eye gets for so little.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,200/m², falls in this band.
Materials only, work you may do yourself€0 – €1,000
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.
Show more
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.
- Extremely tiny built space in the photos.
- Full renovation/restoration is clearly needed.
- Road and utility situation are not shown in detail.
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.