Villa in Via Esterna San Nicola
In vendita villa indipendente da ristrutturare situata in Via Esterna San Nicola, in una posizione tranquilla e panoramica, a pochi minuti dal centro di Monreale e da tutti i principali servizi. L'immobile è composto da cucina, camera da letto e bagno, offrendo la possibilità di essere personalizzato e valorizzato…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
- Heating
See what needs doing and what each job costs
At €60,000 for 60 m², the purchase price is €1,000/m²; allowing about €700/m² for the stated renovation brings the effective cost to roughly €1,700/m², far above the €372/m² local comparison level. The 1,600 m² garden and panoramic setting add appeal, but the G energy rating and substantial renovation needs do not justify this premium.
More on the house and the area
A real independent home with a superb mountain-valley panorama, grapevine-covered terraces, and a generous outdoor setting. It appears roofed and usable, with a functioning kitchen, bedroom, and bathroom, but it is clearly an old, basic house needing meaningful renovation rather than a move-in-ready dream 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€12,000 – €21,000
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 interiors are very dated, with peeling plaster and an old kitchen and bathroom.
- The property is explicitly sold as needing renovation; an additional unfinished/storage area is visible.
- Large terraces and the panoramic hillside setting are strong assets, but the outdoor surfaces and railings need refreshment.
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 slopes above the Conca d’Oro west of Palermo, with Monte Caputo immediately above Monreale and the inland ridges of the Sicani and western Sicilian uplands starting not far to the south. Palermo and the Tyrrhenian coast are close by, but within the immediate 15 km radius the defining feature is the hill setting over the plain rather than open coast. Monreale itself has the cathedral and cloister with UNESCO status as part of Arab-Norman Palermo and the Cathedral Churches of Cefalù and Monreale. Palermo is the nearest large city and provides the full range of services, rail links and airport access. The area is known for the historic mosaic cathedral and for citrus and olive cultivation on the slopes and plain.