Rustico/casale
Rustico indipendente con oltre 12.000 mq di terreno a Cefalù Contrada Ferla A pochi minuti dal centro storico di Cefalù e dalla splendida spiaggia di Kalura, proponiamo in vendita un rustico indipendente di 50 mq immerso nella tranquillità della campagna siciliana, circondato da un vasto terreno agricolo di terreno…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Bathroom
See what needs doing and what each job costs
The 51 m² rustico is explicitly to renovate and non-mortgageable; at €60,000 plus roughly €56,100 renovation, the effective cost is about €2,276/m² versus a local reference of €398/m². The 2 km distance from the sea and 12,000 m² of land add appeal, but do not justify this substantial premium.
More on the house and the area
The setting is genuinely appealing: a private Sicilian countryside property near Cefalù, with extensive greenery, mature trees, olive-covered hills and plenty of outdoor potential. The 51 sqm house is roofed and has a functioning-looking kitchen, living space and bathroom layout, but it is very dated and clearly a renovation project rather than a move-in-ready 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€20,000 – €30,000
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.
- The house is explicitly sold as a rustico to renovate, with dated interiors and substantial updating likely needed.
- The property is not mortgageable, according to the listing.
- Access and utilities should be verified; the approach and grounds appear quite overgrown.
- The 12,000+ sqm of land will require significant ongoing maintenance.
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 88/100The cluster is in the coastal setting of Cefalù, with the Tyrrhenian Sea and the long town beach immediately nearby. La Rocca di Cefalù, the limestone headland rising directly above the town, is inside the area and is the defining landform. The Madonie mountains begin just inland within this radius, and the Madonie Regional Natural Park is nearby in the interior. Cefalù itself is the nearest town of size and has a substantial historic centre, a Norman cathedral, the seafront, shops and rail links on the Palermo–Messina line. Cefalù Cathedral and the Arab-Norman Palermo and the Cathedral Churches of Cefalù and Monreale are part of a UNESCO World Heritage listing. The area is known for its historic seaside town, the Rocca, and access to the western Madonie hinterland.