Casa Indipendente in vendita a Castiglione di Sicilia
CASA INDIPENDENTE CON GIARDINO DA RISTRUTTURARE A CASTIGLIONE DI SICILIA Elegante casa indipendente di 180 mq, disposta su tre livelli, situata nella suggestiva località turistica di Castiglione di Sicilia. Questa proprietà, libera al rogito e da ristrutturare, offre un'occasione unica per trasformare un immobile di…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
- Wiring
- Windows
See what needs doing and what each job costs
The €55,000 asking price is attractive at €306/m², with a historic-borgo setting, Etna views, garden, garage and terrace. However, renovating all 180 m² at roughly €700/m² brings the effective cost near €1,006/m², well above the €414/m² local benchmark, while bedroom and bathroom details are not provided.
More on the house and the area
This is a characterful three-level townhouse in a striking Sicilian hill-borgo setting, with a genuinely attractive private garden, old stone paths and rooftop/balcony potential. The house is not a bare ruin—it has floors, windows, a bathroom and usable rooms—but its worn finishes, moisture signs and overall “da ristrutturare” condition make it a renovation project rather than a move-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€36,000 – €63,000
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.
- Substantial renovation is needed, including damp/cracked finishes, aged balconies and exterior repairs.
- The interiors are furnished and floored, with a bathroom visible, but the kitchen and full utility condition are unclear.
- The garden is attractive but steep and accessed by multiple steps; parking is via a compact garage on a narrow historic street.
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 88/100Mount Etna rises immediately above the area, and the cluster sits on the north-eastern flank of the volcano within the Etna landscape. The Alcantara river valley and the Gole dell’Alcantara are nearby to the north. Parco dell’Etna begins around the upper part of the territory. The nearest ski lifts are at Piano Provenzana on Etna, reached in about 20 minutes by road. The nearest larger town is Giarre on the Ionian side, with rail services and everyday shopping; Catania is the main city for higher-level services and the airport. The area is known for Etna vineyards, hazelnuts and pistachios from the volcanic slopes.