Villa in Piano Guastella
Immersa nella tranquillità di Erice, questa villetta vi accoglie con un ingresso dal cancello su strada che conduce, attraverso un vialetto centrale, al portico coperto da un elegante tetto in legno. Un incantevole angolo di serenità, circondato da un giardino punteggiato di ulivi e agrumi, che offre un'atmosfera…
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
See what needs doing and what each job costs
At €85,000 (€787/m²), the villa needs renovation; estimating €700/m² adds about €75,600, bringing the effective cost to roughly €1,487/m² versus a local reference of €372/m². The 1 km sea proximity, garden and outdoor features add appeal, but do not offset the very high all-in cost.
More on the house and the area
This is a real, functioning Sicilian villa with two bedrooms, a kitchen, bathroom, covered veranda, extensive paved outdoor space, and a leafy olive-and-citrus garden. The sea glimpse from the terrace adds genuine appeal, but the interiors are very dated and show damp or maintenance marks, making this a renovation project 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€21,000 – €38,000
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.
- Clearly dated interiors with visible ceiling/wall staining and cosmetic deterioration.
- The property needs renovation and modernization despite being usable as a home.
- Roof terrace and garden condition, utilities, and any pool provision should be checked carefully.
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 82/100Monte Erice rises directly above the area on the west Sicilian coast. The Tyrrhenian coast is at the foot of the mountain, with the Gulf of Trapani and the salt pans between Trapani and Paceco within the local landscape. The Monte Cofano area and the Zingaro coast are farther away and do not define the immediate 15 km setting. Trapani is the nearest town of size, with port services, a historic centre and links to the Egadi Islands. Erice is known for its walled hill town, its position over Trapani and the traditional salt-production landscape nearby.