Casa Indipendente con terreno
Strada Alberobello, a circa 3,5 km dal centro urbano di Martina Franca, nel cuore pulsante della Valle d'Itria, proponiamo in vendita una *PORZIONE* di casa indipendente in pietra con terreno pertinenziale di circa 8.000 mq. L'immobile è completamente da ristrutturare e sviluppa una superficie interna di circa 40…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Only a share of the property is for sale
See what needs doing and what each job costs
This is a PORZIONE of an independent stone house, so it appears to be only part of a property rather than full ownership; that is a major negative for foreign buyers. At €58,000 for 40 sqm plus a full restoration estimate of about €1,100/sqm, the effective cost is about €2,550/sqm versus a low-stock baseline of €738/sqm, so it screens as very expensive even allowing for Valle d'Itria appeal and the 8,000 sqm land.
More on the house and the area
There is some rustic Puglian charm in the dry-stone walls, mature pines and private plot, and the little stone structure has character. But this is not presented as a usable home: the building is hidden by vegetation, no interior livability is shown, and the overall impression is a neglected small project rather than a dream-ready house.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€16,000 – €23,000
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.
- Tiny 40 sqm building with no visible habitable interior shown.
- Clearly overgrown and in need of heavy renovation.
- Set directly on a main road, so privacy/noise may be an issue.
- No bathroom or kitchen is evidenced in the photos.
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 cluster sits in the Valle d’Itria, a karst plateau of rolling limestone countryside with trulli, dry-stone walls, olive groves and scattered masserie within the 15 km area. Martina Franca has a substantial historic centre with Baroque and late Baroque buildings and everyday services. Locorotondo, within this radius, is one of I Borghi più belli d’Italia. The area is known for trulli landscapes, dairy farming and capocollo di Martina Franca.