Trulli con terreno e possibilità edificatoria – ceglie messa
La Mecasa Immobiliare propone in vendita, in agro di Ceglie Messapica (BR), precisamente in Contrada Pezze Sant’Angelo, un interessante complesso di trulli composto da due unità separate, attualmente allo stato rustico e completamente da ristrutturare. La proprietà si estende su un terreno di circa 8.650 m², coltivato…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Plumbing
- Bathroom
- Kitchen
See what needs doing and what each job costs
Asking €40,000 for 60 m² but described as “completely to renovate”; I estimate €1,100/m² in works so effective cost ≈€106,000 (≈€1,767/m²) vs local median €818/m². Large private plot (8,650 m²), many photos and building potential add value, but the high renovation burden makes the effective €/m² well above the regional baseline.
More on the house and the area
Beautiful, authentic cluster of trulli surrounded by mature olive trees — lots of character, privacy and a classic Puglian setting. The interiors and buildings are rustic and require complete renovation (no fitted services shown), so this is a restoration project rather than a turnkey 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€24,000 – €35,000
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.
- Sold as rustic / to be fully restored — not move-in ready
- No bathrooms/kitchen or modern services shown in the photos
- Some trulli show partial deterioration and will need structural/roof work and permits checked
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.