Fabbricato a trullo e lamia con dependance e terreno pertinenziale
Strada Peppuccio/Falcecchia, a 5 km da Martina Franca in direzione San Paolo/Taranto, proponiamo in vendita esclusiva un caratteristico complesso di trulli e lamie immerso nella suggestiva campagna dell'agro di Martina Franca, ideale per chi desidera vivere l'autenticità della Valle d'Itria, con dependance a trulli…
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
At €95,000 for 91 sqm, the ask is about €1,044/sqm; with a light habitable-refresh estimate of ~€250/sqm, the effective cost is about €1,294/sqm versus a €750/sqm local baseline, so it does not screen as cheap. Positives are the authentic trulli/lamie complex near Martina Franca, 34 photos, and usable condition, but the detached bodies, cistern water setup, and 21 km from the sea keep the score moderate.
More on the house and the area
This is a genuinely charming, usable trullo complex: the cones, stone interiors, arches and fireplace give it real Valle d’Itria character, and the detached guest unit adds dream value. It is not a shell at all—floored, furnished and clearly habitable now—though the lamia/kitchen areas feel plain and somewhat dated. The setting is peaceful and private with substantial land, but the wow comes more from authentic architecture than from big views.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €250/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€8,000 – €12,000
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.
- Interiors are habitable but fairly basic and would benefit from modernization.
- Rural access is via about 500 m of dirt track.
- No real long-distance view shown in the photos.
- Water appears to rely on a cistern rather than mains supply.
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.