Uliveto con trullo e lamie da ristrutturare
Situato in una zona ricca di immobili, anche prestigiosi, che godono della giusta privacy grazie alla dimensione dei lotti di terreno, ben definiti dagli antichi muri a secco. 7.600mq di uliveto, anche secolare, circondano un trullo ed una grande lamia a cui il tempo e la mancanza di cura e manutenzione, hanno fatto…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Wiring
- Plumbing
- Bathroom
- Kitchen
See what needs doing and what each job costs
Asking €36,000 for 222 m² (just €162/m²) but the trullo’s cone has fallen and I estimate a full restoration at ~€1,100/m², giving an effective price ≈€1,262/m² vs the regional median €822/m². Excellent 7,600 m² olive-grove and low entry price are positives, but heavy structural work drives the valuation down.
More on the house and the area
Beautiful, classic Puglian parcel: ancient olive grove, dry‑stone walls and an intact conical trullo make this very photogenic. However the bigger lamia has lost its roof and the site needs real renovation and utility checks — a lovely project and strong bargain, not a move‑in home.
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€88,000 – €130,000
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.
Show more
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.
- Large lamia (farmroom) has lost its roof — significant rebuilding required
- Possible lack of utilities/services on site (not shown)
- Trullo is small and may need work before full-time habitation
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.