Rustico in Ceglie Messapica
Esclusiva a Ceglie Messapica: Due Corpi di Trulli con Vista Panoramica sulla Valle d'Itria e 2 Ettari di Terreno A soli 7 km dal centro abitato di Ceglie Messapica, nella rinomata Contrada Fedele Grande, proponiamo in vendita un’incantevole proprietà composta da due distinti corpi di trulli immersi nella natura e…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Connections
- Wiring
- Plumbing
- Septic tank
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Effective price ≈ €38,000 + €700/m²×60 m² = €80,000 → ~€1,333/m², well above the regional median €781/m², so the asking price looks high. The listing offers two trulli on 2 hectares with 38 photos (positive), but only 60 m² and 0 bathrooms are reported, suggesting inconsistent or incomplete data that lowers confidence.
More on the house and the area
A classic pair of Puglian trulli set on 2 hectares of olive-covered land with a commanding panoramic view over the Valle d'Itria — very photogenic and authentic. The buildings are evocative and largely visible from the outside but are sold to renovate (no services/comforts shown), so this is a high‑potential restoration project rather than a move‑in ready 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€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.
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.
- Needs full renovation — no bathrooms/kitchen shown
- Some trulli/stone walls overgrown and partly collapsed; structural work likely
- Utilities (water/electric) not shown — may need connection
- Access appears by private/unpaved track
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.