Mistretta ( me) - via porta palermo - abitazione
MISTRETTA ( ME) - VIA PORTA PALERMO - VENDITA TELEMATICA MODALITA' SINCRONA MISTA - PIENA PROPRIETÀ DI FABBRICATO DI CIVILE ABITAZIONE a più elev. fuori terra con relativa scala interna, composto da cucina-pranzo, disimpegni, camere e bagni, sup. lorda mq 170,16. Libero. Prezzo base Euro 22.017,81. Offerta minima: Euro…
What it really costs
See what needs doing and what each job costs
The €22,017 asking price is only €130/m², far below the local reference of €486/m². However, the ad only says “dwelling” and gives no condition, layout, or bathroom details; assuming substantial renovation for 170 m² brings the effective cost to roughly €830/m², so the apparent bargain is unproven.
More on the house and the area
A substantial 170 sqm home in Mistretta’s atmospheric historic center, with weathered stone architecture, balconies, and charming narrow lanes. The interiors show multiple furnished bedrooms and functioning tiled bathrooms, so this is a real usable home rather than a shell, but it is basic and dated rather than beautifully finished.
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€34,000 – €60,000
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.
- Auction purchase with cadastral and planning status requiring verification.
- Interiors appear usable but dated, sparsely furnished, and likely need cosmetic upgrades.
- No clear kitchen photo, and the narrow historic-lane setting may limit vehicle access.
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 72/100The Nebrodi mountains rise immediately inland here. The Fiume Tusa valley cuts down from the interior to the Tyrrhenian coast near this area. The Parco dei Nebrodi lies within reach to the south, with wooded mountain terrain and reservoirs in the interior around the park. The nearest ski area is Piano Battaglia in the Madonie, well over an hour away, so it is a logistics fact rather than part of the local landscape. Mistretta itself is the nearest town of size and has a substantial historic hill centre above the coast. The area is known for inland Nebrodi pasture, woodland and hill-country agriculture rather than for a single major monument on site.