Via Xiboli, 207, Caltanissetta
Tribunale: Caltanissetta RGE: 26/2025 PVP: 4646733 Piena proprietà di unità abitativa costituita da immobile del tipo popolare formato da un corpo di fabbrica a due elevazioni adibito a civile abitazione e composto al piano terra da un locale soggiorno, uno adibito a cucina-pranzo, un ripostiglio, un wc e un vano…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovation- Sold at judicial auction
Must be done first
- Bathroom
See what needs doing and what each job costs
This is a judicial auction property, explicitly identified by “Tribunale” and “all’asta,” so it fails the catalog’s eligibility rules despite the low €169/m² asking price. The 131 m² home also needs renovation, and the listing states that the images are only indicative rather than real property photos.
More on the house and the area
The described two-level house has a practical 131 sqm layout with several rooms and balconies, but no distinctive setting or historic character is evident. The attractive interiors shown cannot be credited because the listing states they are illustrative rather than real, while the actual property needs renovation and its livability remains uncertain.
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€26,000 – €46,000
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.
Show more
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 listing explicitly says the images are indicative and not photos of the actual property.
- The home needs renovation, and the real condition, bathrooms, finishes, and utilities are unverified.
- This is an auction property, so purchase procedures and final costs require careful due diligence.
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 41/100This is inland central Sicily, in a landscape of clay and limestone hills used for grain fields, pasture and scattered olive groves. The area is shaped by the upper Salso valley and a system of ravines and rolling uplands rather than by a single standout natural feature. Caltanissetta is the nearest town of size and has the full set of everyday services, a substantial historic centre, and road links toward Palermo, Catania and Agrigento. The area is known historically for sulphur mining and for inland Sicilian cereal country.