Casa indipendente in Via Bertino 22
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?
A project, not a home yet
Condition not stated in the listingMust be done first
- Structure
- Wiring
- Bathroom
- Kitchen
- 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—roughly 3.5 times the local reference level of €409/m². The garden, terrace and described services add appeal, but the property explicitly needs renovation and key construction details are not stated.
More on the house and the area
The property has some authentic Sicilian character in its old lava-stone walls and enclosed courtyard, with potential for a charming citrus-filled home. However, the actual photographs show a rough, uninhabitable renovation project; the polished villa, pool and landscaped garden are only proposed renders, so this is a project rather than a ready-to-live-in 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€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.
- The real photos show a heavily deteriorated, cluttered courtyard with raw masonry, exposed work and apparent renovation needs.
- The attractive pool, luxury courtyard, landscaping and Etna views are architectural renders/proposed plans, not existing features.
- Livability, utilities, roof condition and the feasibility/cost of the planned reconstruction are not demonstrated.
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.