Casa indipendente
Ceglie Messapica - Due case indipendenti da ristrutturare con possibilità di unificazione Nel cuore di Ceglie Messapica, a pochi passi dal centro storico e da tutti i principali servizi, proponiamo in vendita due abitazioni indipendenti da ristrutturare, una soluzione ideale sia per chi desidera realizzare un'unica abitazione più ampia, sia per chi cerca due unità immobiliari distinte. Le...
What it really costs
See what needs doing and what each job costs
The listing is explicitly da ristrutturare, so I estimate about EUR 900/m2 renovation; that brings the effective cost to about EUR 1,838/m2 (938 + 900), well above the Puglia country-house baseline of EUR 702/m2. Positives are 43 photos and a central Ceglie Messapica location near the historic center/services, but the pricing is only fair once renovation is included.
More on the house and the area
The old stone street presence and vaulted ceilings give it authentic Apulian character, and it feels like a real historic house rather than a ruin. But it is clearly a renovation project: sparse interiors, dated finishes, and some rough areas mean it is not move-in ready. Charming bones, usable structure, modest wow.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€16,000 – €28,000
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.
- Needs real renovation and updating throughout
- Interiors are very basic/empty with unfinished or worn areas
- No view, garden, or outdoor space shown beyond mention of a terrace
- Layout may need reworking if the two units are to be unified
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 cluster lies in the upper Salento countryside between Ceglie Messapica, Ostuni and Martina Franca, in the Valle d’Itria landscape of low karst hills, dry-stone walls, olive groves and scattered trulli. The area is close to the edge of the Murge plateau. The Adriatic coast around Ostuni is outside the immediate landscape, so it is a day-to-day destination rather than part of the setting itself. Ceglie Messapica is the nearest town of size, with a substantial historic centre. Within about 15 km are Ostuni and Martina Franca, both with large old centres, and Alberobello is just beyond that radius. The area is known for trulli, masserie, olive oil and local gastronomy.