Appartamento 4 locali, 174 m² in Via Scilla 2, Erice (TP)
Appartamento 4 locali, 174 m² in Via Scilla 2, Erice (TP). Habitable, autonomo heating, cucina, balcone, terrazzo, arredato, esposizione doppia.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableMust be done first
- Heating
See what needs doing and what each job costs
At €497/m², the asking price is close to the local comparison level, but estimated habitable-property works bring the effective cost to about €697/m², above that benchmark. The 1 km distance from the sea, 174 m² size, heating, balcony and terrace add appeal, while the listing does not say how many bathrooms there are.
More on the house and the area
A large, genuinely habitable 174 m² home with attractive parquet floors, a generous internal stairwell, balcony and usable rooftop terrace. It is practical rather than dreamlike: the interiors are dated, the exterior is weathered, and there is no proven sea or landscape view despite being near the coast.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€12,000 – €20,000
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 gas boiler is reported as non-functioning, so heating needs attention.
- Visible peeling paint, damp staining and worn exterior surfaces suggest maintenance work.
- Only one bathroom is listed for a large 174 m² home; the rooftop terrace is functional but plain and weathered.
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.