Ganzirri –Palazzina indipendente su due livelli con terrazzo
Nel cuore del suggestivo borgo marinaro di Ganzirri, a pochissimi passi dal Lago Grande, proponiamo in vendita un'interessante soluzione indipendente su più livelli, caratterizzata da un doppio e comodo accesso da due distinte vie (Via Michelangelo Vizzini e Via Donato). L’immobile si sviluppa come segue: Piano Terra:…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
- Wiring
See what needs doing and what each job costs
At €70,000 plus an estimated €89,100 for the stated total renovation, the effective cost is about €1,594/m² versus a local reference of €414/m². The lakeside/near-sea Ganzirri location, terrace and independent access add appeal, but the heavy renovation premium makes this expensive for a project property.
More on the house and the area
The location is the clear attraction: this townhouse sits in the Ganzirri fishing village beside the lake, with wide waterside views and a private rooftop terrace. It is a real, roofed house with floors, bathrooms, shutters and air conditioning, but the interiors are very dated and the property needs substantial renovation before it becomes a comfortable 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€32,000 – €48,000
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.
Show more
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.
- Requires total renovation of interiors and exterior façades.
- Visible damp, cracked and deteriorated surfaces need professional assessment.
- No kitchen is shown, and the condition of utilities, roof and terrace waterproofing is unclear.
- The lakeside setting may bring humidity and maintenance concerns.
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 55/100The cluster is in the built-up area of Messina on the Strait of Messina, with the Peloritani mountains rising immediately behind the city. The Ionian and Tyrrhenian coasts meet around the strait, and the shoreline here is part of daily life, but this is an urban port setting rather than an isolated coastal landscape. The nearest substantial mountain area is the Peloritani range, with ridges, wooded slopes and small hill villages above the city. Messina itself is a major provincial capital with ferry port infrastructure, a university, major services and a large urban waterfront. The strait is known for its strong currents and for views across to Calabria.