Appartamento da ristrutturare a boccadifalco/baida
APPARTAMENTO DA RISTRUTTURARE A BOCCADIFALCO/BAIDA. Needs renovation, garage, mansarda, fibra ottica, balcone, esposizione doppia.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €431/m², the asking price looks attractive, but a €700/m² renovation allowance brings the effective cost to about €1,131/m², well above the Palermo comparison level of €483/m². The listing does not state the number of bathrooms or energy performance, adding uncertainty.
More on the house and the area
The property has genuine character, high ceilings, old timber ceilings and an excellent Palermo mountain-and-valley outlook. However, the interiors are essentially a dusty renovation project with bare or damaged floors, deteriorated ceilings, no visible bathroom and no move-in usability. At 160 sqm for €69,000 it has potential, but the condition keeps it firmly in the project category.
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.
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.
- Major renovation required throughout, including floors, ceilings and interior finishes.
- No bathroom is shown or listed; utilities and habitability need verification.
- Visible damp, cracking, deteriorated timber and aging roof structures require professional inspection.
- Access appears to be via narrow private lanes, with unclear parking and construction logistics.
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 55/100The cluster is in the built-up area of Palermo, on the Conca d’Oro plain between the Tyrrhenian coast and the mountains that close the city from inland, including Monte Pellegrino and the first heights of the Palermo Mountains. The coast of the Gulf of Palermo is part of daily geography, with the city’s port and urban waterfront. Monte Pellegrino and the Capo Gallo area are the main natural landmarks close to the city. Palermo is the nearest major centre and has the full range of services, a large historic core, major monuments and transport links. Arab-Norman Palermo and the cathedral churches of Cefalù and Monreale is a UNESCO World Heritage site, with several of the listed monuments in the city and Monreale just outside it. The area is known for Palermo’s historic fabric and for the setting between sea and limestone relief.