Trullo in Via Villa Castelli s.n.c, Zona Sanità - San Michele, Martina Franca,
**Trullo in Vendita tra Ceglie e Villa Castelli - Un Angolo di Paradiso! ** Scopri questo affascinante complesso di Trullo e Lamia, situato in una posizione privilegiata tra Ceglie Messapica e Villa Castelli. Immerso in un terreno agricolo di 2 ettari, questo immobile offre un ambiente tranquillo e rilassante, perfetto…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
- Wiring
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €90,000 plus estimated renovation (€700/m²) the effective cost is ~€167,000 or ≈€1,518/m², well above the Puglia baseline of €799/m². The large 2‑ha plot and 45 photos are positives, but the high renovation outlay for a 110 m² farmhouse makes this an overpriced project.
More on the house and the area
Solid, roofed lamia with intact floors plus a detached trullo set in about 2 hectares of olive groves — unmistakeable Puglian character. Interiors are basic and cluttered but liveable, so this is a realistic countryside home that will reward a careful refresh or conversion into guest accommodation.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€22,000 – €39,000
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.
- Needs renovation — cosmetic work and likely utility/system upgrades required
- Only a small bathroom is visible in the photos
- Rural setting — check road access, distances to services and connection to mains utilities
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.