Baita/bungalow/chalet/trullo in Strada Ortolini
Autentico Complesso di Trulli con Terreno – Posizione Panoramica, Strada Ortolini Situato lungo la rinomata e panoramica Strada Ortolini a Martina Franca, questo raro complesso di trulli allo stato originario rappresenta una straordinaria opportunità di restauro conservativo nel cuore della Valle d’Itria. …
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Bathroom
- Kitchen
See what needs doing and what each job costs
The asking price is €944/m², already above the local €825/m² reference; restoring this original five-cone trullo complex could add about €99,000, bringing the effective cost to roughly €2,044/m². The panoramic Valle d’Itria setting and garden add appeal, but the listing does not say whether it is currently habitable or provide bathrooms and utility details.
More on the house and the area
The authentic five-cone trullo complex is highly photogenic, with remarkable stone roofs, traditional interiors, and a substantial olive grove. However, it is currently a raw restoration project with damp, damaged finishes, debris, and no usable bathroom visible, so it is not yet a livable home.
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€36,000 – €53,000
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.
- This is an unrestored trullo complex with visibly deteriorated interiors and no current bathroom shown.
- The listing appears to present a restoration project rather than a move-in-ready home; the floor plan is proposed, not evidence of completed work.
- Utilities, structural condition, permissions, and restoration costs need verification.
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.