Villa in Via Ruggero VII
A San Fratello, in una zona tranquilla e servita tra via C. Cottone e via Ruggero VII, proponiamo in vendita una casa indipendente articolata su due livelli per un totale di 154 mq calpestabili, dotata inoltre di un comodo locale al piano terra utilizzabile come box auto o magazzino di 67 mq. Una soluzione ideale…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Windows
See what needs doing and what each job costs
At €39,000, the purchase price is attractive (€244/m²), but the stated renovation need implies roughly €151,000 all-in, or about €944/m² versus a local reference of €372/m². The listing also gives inconsistent size and sea-distance details, although the garage, terrace and proximity to services add some value.
More on the house and the area
This is a generously sized, independent Sicilian house with attractive period details including terrazzo floors, ornate archways, vintage doors and chandeliers, plus a substantial garage. It is a real, fully floored house with two bathrooms rather than an empty shell, but the dated interiors and visible maintenance issues mean it is a renovation project before becoming a polished 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€32,000 – €56,000
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 house needs substantial renovation and modernization, especially finishes, doors, wallpaper and ceilings.
- Visible ceiling staining and peeling areas warrant checks for damp or roof issues.
- The terrace, utilities, heating system and overall structural condition are not clearly demonstrated in the photos.
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 Tyrrhenian coast at the foot of the Nebrodi mountains. The coast here faces the Aeolian Islands, which are visible in clear weather but offshore. The Nebrodi Regional Park begins inland, with wooded slopes, pasture and higher mountain terrain within the local hinterland. The nearest sizeable town is Sant’Agata di Militello, which provides rail links, shops, services and a marina. This stretch of coast is known for a narrow coastal plain backed quickly by mountains, with citrus groves, olives and hill villages in the interior.