Trullo in vendita a Ceglie Messapica
PUGLIA - CEGLIE MESSAPICA (BR) Nella campagna di Ceglie Messapica, ricca di storia e nuova attrattiva turistica, ubicato in un terreno di circa 2 ettari, pianeggiante, arricchito da ulivi secolari, proponiamo un antico gruppo di trulli da ristrutturare e riportare agli antichi splendori. I sei trulli, che conservano…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationMust be done first
- Roof
- Damp
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €85,000 plus an estimated €900/m² renovation, the effective cost is about €1,962/m²—roughly three times the local €649/m² benchmark. The two hectares and tourist appeal add value, but six trulli requiring substantial restoration make this a weak deal at the asking price.
More on the house and the area
A highly distinctive group of six traditional Puglian trulli, with beautifully preserved conical stone roofs, historic details and roughly 2 hectares of mature olive grove. However, the interiors are empty and deteriorated, with no bathrooms and significant renovation needed, so this is a compelling restoration project rather than a livable 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, €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.
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.
- This is a substantial restoration project, not a move-in home: the interiors are raw, damaged and largely floorless.
- There are no bathrooms shown or listed, and utilities, kitchen and services are unconfirmed.
- Several roof sections and masonry areas appear deteriorated; structural and planning approvals should be checked.
- The extensive olive grove will require ongoing agricultural maintenance.
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 72/100The area sits on the Murge plateau in the Valle d’Itria transition zone, with low karst hills, dry-stone walls, olive groves and scattered trulli and lamie in the countryside. The nearest coast is the Adriatic around Ostuni and Torre Canne, but it is outside the immediate landscape. The Regional Natural Park Dune Costiere begins farther east toward Ostuni and the coast, outside the 15 km core. Ostuni is the nearest larger town, with a substantial historic centre on a hill. Ceglie Messapica is known in Puglia for its historic centre and local food tradition, especially biscuits and meat cookery. The wider area is part of the trulli countryside associated with the Valle d’Itria, though the densest and most famous concentration is around Alberobello farther north.