Casa indipendente in Via Altofonte 28
VIlla grazia di Palermo / Villa Ciambra /Via Altofonte proponiamo in vendita un'intera palazzina di 250 mq circa con ingresso da Via Altofonte. L'immobile, completamente da ristrutturare si compone di 2 piani indipendenti di circa 100 mq cadauno e di un piano scantinato. Ogni appartamento, piano terra e primo piano si…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingSee what needs doing and what each job costs
At €86,000 (€344/m²), the purchase price looks low, but the 250 m² building is completely to renovate, bringing the estimated all-in cost to about €361,000 (€1,444/m²), far above comparable Palermo-area stock. The sea is only 3 km away and the setting is attractive, but the renovation burden overwhelms the initial discount.
More on the house and the area
The panoramic setting is the clear attraction: elevated views across the Monreale valley toward Palermo and the sea, with surrounding greenery and olive trees. However, this is a substantial renovation project rather than a ready home; the photos show a basic exterior and no finished interior living spaces.
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€99,000 – €146,000
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 entire 250 sqm building is described as completely needing renovation.
- Photos suggest unfinished or very basic interiors, with no livable rooms shown.
- Budget for utilities, kitchens, bathrooms, structural work and access should be investigated.
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 Palermo, on the Conca d’Oro plain between the Tyrrhenian coast and the mountains that close the city from inland, including Monte Pellegrino and the first heights of the Palermo Mountains. The coast of the Gulf of Palermo is part of daily geography, with the city’s port and urban waterfront. Monte Pellegrino and the Capo Gallo area are the main natural landmarks close to the city. Palermo is the nearest major centre and has the full range of services, a large historic core, major monuments and transport links. Arab-Norman Palermo and the cathedral churches of Cefalù and Monreale is a UNESCO World Heritage site, with several of the listed monuments in the city and Monreale just outside it. The area is known for Palermo’s historic fabric and for the setting between sea and limestone relief.