Trullo in contrada fedele piccolo s.n.c., Contrada Fedele Grande - Contrada Pisciacalze, Ceglie Messapica
In vendita un affascinante trullo a tre coni con due alcove, da ristrutturare, situato nell’agro di Ceglie Messapica. Questa proprietà unica si trova in una zona tranquilla e riservata, circondata da uno splendido terreno coltivato ad uliveto secolare e macchia mediterranea, che offre una vista mozzafiato sulla…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- On the market for a long time
See what needs doing and what each job costs
At €45,000 for 25 sqm, the ask is €1,800/sqm; with a full restore estimate of about €1,100/sqm for a trullo "da ristrutturare", effective cost is roughly €2,900/sqm, far above the Puglia farmhouse baseline of €817/sqm. The olive-grove land and expansion/pool potential help, but only 1 photo and 594 days on market are weak signals.
More on the house and the area
Authentic three-cone trullo with dry-stone construction, a genuinely characterful and historic Puglian structure set among century-old olive groves on 3,736 sqm of land. The stacked-stone conical roofs are architecturally striking and quintessentially Apulian. However, it's a full ruin needing complete renovation, only 25 sqm, and there's just one exterior photo. Priced at €45k, the bargain effect is modest given the extensive work required. Charm comes from authenticity and land rather than move-in appeal.
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€10,000 – €15,000
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.
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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.
- Only 1 photo available, all showing exterior
- Complete ruin requiring full renovation
- No roof/interior condition visible
- 25 sqm is very small even after expansion
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.