Villa in Contrada Barba 5
Riferimento: VRV22978 Proponiamo in vendita una Villa Unifamiliare di 144 mq, disposta su due livelli: piano terra e primo piano. L’immobile gode di tripla esposizione e dispone di giardino privato, spazio esterno che valorizza la vivibilità della soluzione. Il piano terra, già abitabile, è composto da ingresso su…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
See what needs doing and what each job costs
At €75,000 (€521/m²), the price is already above the local €374/m² benchmark, and the unfinished first floor means the effective cost is roughly €154,000, or €1,071/m², after completion. The habitable ground floor, private garden, two parking spaces and proximity to the sea add value, but the substantial completion work and unreported overall condition limit the deal.
More on the house and the area
This is a real, usable family home with a bright kitchen-living area, bedrooms, bathroom, private garden, parking, and attractive green hillside views. The main limitation is that the upper floor remains unfinished, but the already-habitable ground level makes this a genuine home with expansion potential rather than a ruin.
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, €550/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€28,000 – €51,000
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 ground floor is habitable, but the entire first floor is currently an unfinished shell requiring completion.
- Only one bathroom is shown, and the cost and permits for completing the upper level should be verified.
- The interiors are practical and dated rather than especially characterful or design-led.
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.