Trulli rustici con vista panoramica
TRULLI RUSTICI situati in Martina Franca alla contrada Specchia Tarantina, con vista panoramica, composti da un cono ed alcova camino. Terreno circostante con ulivi (circa 40 piante) e alberi da frutta dell'estensione di circa mq. 7.627. Distanza A circa 7.8 km da Ceglie Messapica A circa 12 km da Martina Franca…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationMust be done first
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €2,333/m² before works, this tiny 15 m² rustic trullo is nearly three times the €825/m² local benchmark; allowing about €1,500/m² for restoration and the missing bathroom, the effective cost is roughly €3,833/m². The 7,627 m² olive-and-fruit land adds value, but the listing does not say whether utilities, permits, or residential use are in place.
More on the house and the area
This is a highly characterful Puglian trullo set among mature olive and fruit trees, with attractive dry-stone walls and a large rural plot. However, the interior is completely raw and uninhabitable, so this is a major restoration project rather than a home you could realistically live in soon.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,500/m², falls in this band.
Materials only, work you may do yourself€6,000 – €9,000
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.
Show more
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.
- The trullo is an empty rustic shell with no bathroom, kitchen, finished floor, or usable living space.
- Substantial restoration and utility installation will be required before it can function as a home.
- The property is close to a public road, and the photos do not clearly prove the advertised panoramic view.
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 82/100The area sits on the Murge plateau in the Valle d’Itria landscape of low karst hills, red soil, olive groves and dry-stone walls. Ceglie Messapica has a substantial historic centre and a ducal castle. Within about 15 km are other trulli-country towns including Martina Franca, Cisternino and Ostuni on its hill. The wider area is known for trulli, masserie, olive oil and rural stone architecture.