Rustico/casale in Strada Senza Nome
COLLESANO (A 2 KM DA CAMPOFELICE DI ROCCELLA) - Proprietà Agricola Panoramica con Fabbricati, Uliveto e Vista Mare Nel territorio di Collesano, in Contrada Basalaci, ma a soli 2 km dal centro abitato di Campofelice di Roccella e a circa 5 km dal mare (a soli 300 metri dalla strada principale), proponiamo in vendita…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
Must be done first
- Roof
- Connections
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Although priced at €68,000 for 125 sqm, the buildings are two C/2 storage units plus an F/2 collapsed structure, not a legal dwelling. Residential use would require an approved change of use, in addition to full reconstruction; the 8,600 sqm olive grove does not remove this fundamental risk.
More on the house and the area
The sea panorama, productive olive grove, fruit trees and weathered Sicilian stone buildings create a genuinely romantic rural setting. However, this is a substantial restoration project rather than a livable farmhouse: the interiors are raw agricultural spaces with unfinished surfaces, deteriorated roofing and no clearly usable residential facilities.
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€50,000 – €73,000
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 buildings require complete renovation and are currently agricultural/storage spaces rather than a usable home.
- Interior photos show unfinished floors, exposed wiring, deteriorated roofs and no finished kitchen or bathroom.
- One 32 sqm structure is classified as a collapsed building, and residential conversion would need approval.
- Water is stored in a 14,000-liter cistern; utility connections are only prepared, not confirmed as active.
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 cluster is on the Tyrrhenian coast, with a long beach at Campofelice di Roccella and the sea immediately at hand. The lower Madonie rise inland within this radius, and the Madonie Regional Natural Park begins further inland around the mountain communes rather than on the coast here. Cefalù is the nearest town of size nearby, with a historic centre and cathedral recognized as part of the UNESCO Arab-Norman Palermo and the Cathedral Churches of Cefalù and Monreale site. This stretch of coast is known for seaside settlements backed by cultivated low hills, with the larger Madonie massif visible inland.