Casa indipendente in Via San Giovanni, 1, Collesano,
Casa indipendente in Via San Giovanni, 1, Collesano,. Needs renovation.
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 attractive at €233/m², but renovating 193 m² at an estimated €700/m² brings the effective cost to about €933/m², far above the local €373/m² benchmark. The listing confirms renovation is needed and gives no details on the building’s age, energy performance, or scope of works.
More on the house and the area
This is a characterful old stone house with citrus trees, generous garden space, and a genuinely beautiful mountain-village setting. The 193 sqm size and €45,000 price are appealing, but the property looks neglected and renovation-heavy rather than move-in ready; the lack of interior photos makes livability uncertain.
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€38,000 – €68,000
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.
- Substantial renovation is clearly needed, with weathered walls, overgrown grounds, and no interior photos to confirm usability.
- Only one bathroom is listed for 193 sqm; kitchen, utilities, heating, and interior condition are unverified.
- Roof and structural condition should be professionally checked before purchase.
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 78/100The Madonie mountains rise immediately inland from Collesano, with Monte San Salvatore above the town and the higher Madonie massif within the same local area. The Tyrrhenian coast is close at Campofelice di Roccella and Cefalù, and the Imera Settentrionale river valley opens nearby. Much of the surrounding upland falls within the Parco delle Madonie, a regional park. The nearest ski area is Piano Battaglia in the Madonie, reached by a mountain drive of roughly 45 minutes. The nearest substantial town is Cefalù, which has a seafront historic centre, a cathedral and rail links on the Palermo–Messina line. Cefalù cathedral is part of the Arab-Norman Palermo and the Cathedral Churches of Cefalù and Monreale UNESCO listing. The area is known for the Madonie mountain villages, olive groves and access from coast to mountain in a short distance.