Palazzo - Edificio in Sant'Angelo di Brolo
Riferimento: VCS22971 Proponiamo in vendita Stabile di circa 600 mq, da ristrutturare ed in parte da completare, disposto su più livelli: seminterrato, terra, primo e secondo piano, con superfici di circa 200 mq per ciascuno dei tre piani fuori terra. L’immobile, parzialmente arredato, gode di quadrupla esposizione e…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
The €45,000 asking price is only €75/m², but restoring and completing this 600 m² palazzo could cost about €420,000, bringing the effective cost to roughly €775/m² versus comparable local stock around €375/m². The partly finished ground and upper levels help, but the substantial unfinished space, G energy rating and very large footprint make this a demanding project.
More on the house and the area
This is a remarkably substantial Sicilian palazzo with wooded surroundings, panoramic outdoor spaces, a large garden, traditional tiled floors and a masonry fireplace with wood oven. The finished portions are genuine, usable rooms rather than a ruin, but the building is far from move-in ready: roughly half of the upper-level space is raw or incomplete and the existing interiors need substantial updating.
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€119,000 – €211,000
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.
- The property is a very large mixed-condition building: the ground floor is usable but upper levels include substantial unfinished areas.
- Bathrooms, kitchens, finishes and utilities look dated and will require modernization or verification.
- The extensive garden and panoramic terraces will also bring ongoing maintenance and access considerations.
- At €45,000, renovation costs could be significant despite the impressive floor area.
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 71/100The cluster is in the Nebrodi hills, with the Nebrodi range rising inland within the local landscape. The valley system here drains toward the Tyrrhenian, and the coast between Brolo and Patti is a short drive away, with views across to the Aeolian Islands in clear weather from higher ground. The Parco dei Nebrodi begins inland and is within the surrounding area of Sant’Angelo di Brolo. The nearest sizeable town is Patti, which has everyday services, a rail station and the archaeological area of Tindari farther west on its coastal headland. This part of the Nebrodi is known for olive groves, hazelnuts and hill villages set between the coast and the mountains.