Contrada San Paolo, 26, Patti
Tribunale: Patti RGE: 162/1993 PVP: 4647576 Piena proprietà di villa singola in Patti (ME) fraz. S. Paolo n. 26. Composto da piano terra adibito a zona giorno e piano primo adibito a zona notte, della superficie lorda complessiva, esclusi gli accessori, di mq 182,60, con annesso terreno agricolo della superficie…
What it really costs
Can you move in?
Move in as it is
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
Despite the very low asking price of €163/m² and proximity to the sea, this is a judicial auction, not a standard home sale. The listing also states that the images are indicative rather than real, so the property’s actual condition and layout require verification.
More on the house and the area
The illustrated interiors are clean and newly finished, but they are generic and do not show the advertised villa, 3,285 sqm of land, or any compelling Sicilian view. The property could have strong value on paper, yet its real beauty and livability cannot be confirmed from this non-representative gallery.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€12,000 – €20,000
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 listing explicitly says the images are indicative and not photos of the actual property.
- This is an auction purchase, with legal and occupancy details requiring careful verification.
- The gallery shows a generic modern apartment rather than the advertised Sicilian villa, land, or any sea setting.
- The facts list zero bathrooms despite describing the property as habitable.
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 68/100The cluster is in the Nebrodi foothills above the Tyrrhenian, with the Nebrodi range rising inland. The Timeto valley cuts through this part of the hills and the coast around Patti and Gioiosa Marea is the nearest stretch of sea. The Parco dei Nebrodi begins inland, with the higher woods and mountain pastures farther from the coast. Patti is the nearest town of size, with services, a rail station and the archaeological area of Tindari nearby on its headland. This part of northern Sicily is known for olive groves, hazelnuts and hill villages looking down toward the Tyrrhenian.