Casa indipendente in Via XX Settembre
Due abitazioni in pietra nel cuore del centro storico Proponiamo in vendita a Ceglie Messapica (BR) due caratteristiche abitazioni in pietra, adiacenti tra loro e situate in un contesto storico di grande fascino. Le due unità, di circa 25 mq ciascuna, sono attualmente indipendenti ma, grazie alla loro disposizione, offrono la possibilità di realizzare un collegamento interno e...
What it really costs
See what needs doing and what each job costs
At €40,000 for 60 sqm, the asking price is about €667/sqm, close to the local baseline of €690/sqm, so the headline price alone is ordinary rather than a steal. But this is in the historic center of Ceglie Messapica and offers two adjoining stone units with 33 photos; assuming renovation at about €700/sqm, the effective cost is around €1,367/sqm, making it a decent but not standout project.
More on the house and the area
There is some authentic old Puglian character here in the whitewashed stone rooms, vaulted ceilings, niches, and sculptural staircase. But it currently reads as a very small, bare historic-center project with only rudimentary bathroom/kitchen provision and visible cosmetic decay, so it is not yet a dreamy live-in home. At €40k the price helps, but the wow is modest because condition and usability hold it back.
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€12,000 – €21,000
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 clear renovation and reworking before comfortable living
- Bathroom/kitchen areas look very basic and partly improvised
- No exterior, view, terrace, or outdoor space shown
- Likely small, dark historic-center rooms with limited natural light
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.