Casa Indipendente in vendita a Nicolosi
CASA INDIPENDENTE CON GIARDINO Si propone in vendita, Casa indipendente a Nicolosi, situata al piano terra e sviluppata su una superficie di 95 mq. La proprietà si compone di 3 locali, di cui 3 camere da letto e un bagno, con cucina abitabile. La casa necessita di lavori di ristrutturazione, offrendo ampi margini per…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Wiring
- Windows
See what needs doing and what each job costs
At €69,000 plus an estimated €66,500 renovation, the effective cost is about €1,426/m²—more than three times the €413/m² level for comparable homes. The terrace and cellar add appeal, but the required work leaves little value at this asking price.
More on the house and the area
The property has some authentic Sicilian character, including volcanic-stone walls, a courtyard and mature citrus vegetation. However, the real photos show a severely dilapidated shell rather than a livable home; the luxurious villa and pool images are future design concepts, not current conditions.
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€19,000 – €34,000
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.
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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.
- The genuine photos show a heavily neglected, uninhabitable renovation project with rubble, exposed masonry, unfinished openings and no usable interior.
- The polished villa, pool and Etna-view images appear to be proposed renders rather than the current property.
- Only one bathroom is listed, and utilities, roof condition, permits and renovation costs are not established.
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 78/100Mount Etna rises immediately to the north, and Belpasso sits on the southern side of the volcano in a landscape shaped by historic lava flows. The Parco dell'Etna begins nearby on the upper slopes. The nearest ski lifts are on Etna at Rifugio Sapienza, roughly a 25-minute drive in normal conditions. Catania is the nearest large city, with full services, a university, a major railway station and the airport. The area is known for Etna viticulture, pistachios from the southwest Etna belt, and settlements rebuilt after eruptions and earthquakes.