Rustico/casale
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
See what needs doing and what each job costs
This is a 20 sqm rural lamia explicitly described as 'da ristrutturare' in the countryside 12.5 km from town; estimated renovation is about €1,100/sqm, bringing the effective cost to roughly €1,750/sqm (€35,000 total), far above the Puglia farmhouse baseline of €814/sqm. It may be charming, but at this size and with no clear proof of residential status, the pricing is weak for a full restoration project.
More on the house and the area
There is some authentic Puglian charm in the little stone lamia and its rural Itria Valley context, especially at this very low price. But the photos show a raw, damp, empty shell with damaged finishes and no real living amenities, so this is a restoration project rather than a home. Dream value is limited unless you specifically want a tiny rural ruin to rebuild.
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€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.
- Bare shell needing full renovation
- Tiny 20 sqm footprint
- Likely no modern utilities/services in place
- Roadside setting with visible power lines
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 area sits on the Murge plateau in the Valle d’Itria, with a karst landscape of low limestone ridges, dry-stone walls, olive groves, vineyards and scattered trulli and masserie. The nearest larger town is Martina Franca itself, which has an extensive historic centre with baroque and late-baroque churches and palaces and the main services for the area. Within about 15 km are Locorotondo and Cisternino, both well-known hill towns of the Valle d’Itria; Locorotondo is listed among I Borghi più belli d’Italia and has a bandiera arancione. The area is known for trulli, whitewashed hill settlements, capocollo di Martina Franca and wine and olive production.