Rustico/casale
MARTINA FRANCA-CONTRADA FRANZULLO In Contrada Franzullo, a circa 8km da Martina Franca, proponiamo in vendita un caratteristico complesso di trulli a sette coni di circa 150mq catastali, ideale per chi desidera realizzare una dimora tipica della Valle d'Itria o una struttura ricettiva dal grande fascino. La…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Bathroom
See what needs doing and what each job costs
Asking €39,000 (≈€260/m²) but the listing says “completamente da ristrutturare”; I estimate €1,100/m² in works (total ≈€204,000 or ≈€1,360/m²). That effective price is well above the local median of €799/m², so the high restoration cost makes this a weak value despite 35 photos and attractive Valle d'Itria location.
More on the house and the area
A very photogenic seven‑cone trullo with intact conical roofs and beautiful vaulted, whitewashed interiors — the character is exceptional. The structure appears sound and floored, but the property is sold as needing full renovation and has only minimal kitchen fittings and no obvious bathroom, so expect a meaningful restoration to turn it into a comfortable home or B&B.
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€59,000 – €88,000
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.
- Listing says 'completely da ristrutturare' — likely a full renovation (plumbing/electrics/finishes) is needed
- No clear bathroom shown and kitchen is very basic
- Rural setting — about 8 km from Martina Franca and ~20 km from the sea, check access and 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 84/100The cluster sits in the Valle d’Itria, a karst plateau of low rolling countryside with trulli, dry-stone walls, olive groves and mixed farmland. Martina Franca itself is a substantial hill town with a large historic centre and Baroque churches and palaces. Locorotondo, Cisternino and Alberobello are all within roughly 15 km; Alberobello is UNESCO-listed for its trulli, and Locorotondo is listed among I Borghi più belli d’Italia. The area is known for trulli, limestone farmsteads, whitewashed hill settlements and capocollo di Martina Franca.