Casa indipendente in Via Limina 6
[Rif. DV-6343] A Sant'Angelo di Brolo, in provincia di Messina, in Via Limina, proponiamo in vendita una casa indipendente recente costruzione di 300 mq. La proprietà si sviluppa su tre livelli ed è caratterizzata da spazi ampi e luminosi. Dall'ingresso, situato al piano primo, si accede ad un luminoso spazio che in…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
The €80,000 asking price looks low at €267/m², but the description presents the interiors as spaces that could potentially be converted into living areas, suggesting substantial completion work. At an estimated €700/m² renovation cost, the effective cost is about €967/m², well above comparable local homes at roughly €408/m²; the listing also does not state the actual condition or habitability.
More on the house and the area
The house has generous proportions, a sound-looking roofed structure, and wooded mountain scenery visible from several openings. However, it is currently an empty construction shell with no usable living spaces, so its appeal is primarily as a large renovation project rather than an immediately habitable Italian home.
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€59,000 – €105,000
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.
- This is an unfinished shell, not a livable home: interiors show exposed brick, bare concrete floors, debris, and no installed kitchen or bathrooms.
- Major finishing work is required, including plumbing, electrical systems, windows/doors, heating, plastering, flooring, and full interior fit-out.
- The attractive furnished rooms and floor plans are illustrative renders, explicitly not the property’s delivered condition.
- Verify permits, completion status, utilities, and the feasibility/cost of finishing all three levels.
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.