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?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Damp
- Wiring
- Heating
See what needs doing and what each job costs
The €45,000 asking price is only €75/m², but renovating and completing much of this 600 m² building could add roughly €420,000, bringing the effective cost near €775/m² versus a local reference around €375/m². One finished level and the panoramic setting help, but the very large unfinished area, single bathroom and absence of bedrooms make this a demanding project rather than a straightforward bargain.
More on the house and the area
This is an unusually large hillside palazzo with a substantial garden, panoramic terraces, balconies and a genuinely attractive rustic kitchen with a masonry fireplace and wood oven. The finished portions are usable but very dated, while major sections remain raw or incomplete, making this a substantial renovation project rather than a turnkey 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€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.
- Most of the 600 sqm is unfinished or only partially completed, so renovation costs could be substantial.
- Visible damp staining, wall cracking and aging bathrooms/fixtures require technical inspection and upgrades.
- The property has only one clearly finished bathroom shown, and utilities, heating and legal completion should be verified.
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.