Baita/Chalet/Trullo in vendita a Martina Franca
TRULLO PANORAMICO CON TERRENO IN VENDITA A MARTINA FRANCA, STRADA DELFINO 10 - 3 VANI - 56 MQ CIRCA PRIMA VOLTA SUL MERCATO Nel cuore della rinomata campagna di Martina Franca, più precisamente in Strada Delfino, proponiamo in vendita una caratteristica soluzione mista composta da trullo, lamia, fabbricato e deposito…
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
At €45,000 for 56 sqm, the ask is €804/sqm, but this trullo is explicitly 'completely to renovate', so the effective cost is about €1,904/sqm including ~€1,100/sqm renovation. That is far above the local baseline of €707/sqm for similar low-price stock; the panoramic setting near Martina Franca helps, but not enough to offset the heavy restoration burden.
More on the house and the area
The trullo and stone structures are undeniably evocative, with classic Itria Valley character and a generous piece of land close to town. But this is clearly a renovation project rather than a usable home today, so the wow comes more from potential and setting than from current livability.
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€22,000 – €33,000
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.
- Completely to be renovated; not move-in ready.
- Very small interior space at about 56 sqm.
- Photos suggest basic/outbuilding-like structures rather than a finished home.
- Utilities may be connectable, but appear not fully in place yet.
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 area sits in the Valle d’Itria, a karst plateau of low rolling countryside with trulli, dry-stone walls, olive groves and small fields. Cisternino itself is a well-preserved hill town, and nearby Locorotondo and Martina Franca add larger historic centres and services. The Adriatic coast around Torre Canne is about 15 km away. Alberobello, within this radius, is a UNESCO World Heritage site for its concentration of trulli. The area is known for trulli architecture, olive oil and inland Puglian hill-country landscapes.