Rustico/casale in Contrada Genovese
Puglia, lammia con 13000 mq di uliveto in vendita. Agenzia immobiliare Tecno Profim propone in vendita nell’agro di Ceglie Messapica fabbricato da ristrutturare dotato di camino e cisterna interrata per deposito di acqua, Il tutto in zona residenziale e turistica. La proprietà dista pochi km dal centro abitato di Ceglie Messapica, si trova ad appena 14 km da Ostuni...
What it really costs
See what needs doing and what each job costs
At €35,000 for 25 m², the asking price is €1,400/m² versus an €800/m² Puglia baseline; after estimated renovation, effective cost rises to about €2,100/m². The 13,000 m² olive grove and tourist-area setting add value, but the building needs renovation and has no stated bedrooms, bathrooms, or legal residential status.
More on the house and the area
The real appeal is the extensive 13,000 sqm olive grove in the Puglian countryside, offering a beautiful rural setting and strong land value at €35,000. However, the lammia is currently a bare, deteriorated one-room shell with no bathroom or kitchen, so this is a renovation project rather than a livable cheap home.
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€5,000 – €9,000
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.
- The 25 sqm building is clearly uninhabitable as shown, with no bathroom, kitchen, or usable furnishings.
- Substantial renovation is needed, including interior finishes, services, and likely repairs to visible wall cracking and weathering.
- Utilities, access, water supply, and legal building status should be verified; the listing mentions an underground water cistern.
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 81/100The area sits in the Valle d’Itria landscape of low karst hills with olive groves, dry-stone walls and scattered trulli. Ceglie Messapica has a large historic centre with a castle and a dense network of old lanes, and Martina Franca and Ostuni are the nearest larger centres in the surrounding hill country with full services. Within roughly this radius are several towns associated with the trulli and masserie landscape, and Ceglie Messapica is known in Puglia for its food tradition, especially biscuits and local cucina povera.