Villetta a schiera in Contrada Pistavecchia Garbonogara
VILLETTA IN RESIDENCE RIF97/26-896182 Proponiamo in vendita a Campofelice di Roccella, precisamente in Contrada Pistavecchia all'interno del rinomato Residence "Piccola Oasi", una graziosa villetta completa di tutti gli arredi, posta al piano terra, ideale sia come casa vacanze che come investimento. L'immobile ha una…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €98,000 for 40 m², the effective price is about €2,650/m², far above the €413/m² local comparison level. The sea access, private outdoor areas, parking and furnishings add appeal, but the listing does not state the condition or construction year, and the premium is difficult to justify.
More on the house and the area
This is a genuinely usable, furnished seaside home with a private garden, two outdoor areas, covered terrace, and a striking palm-filled residence with the sea visible nearby. The interiors are clean and functional rather than luxurious, but the direct beach access and resort setting create a strong Mediterranean-living appeal.
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€3,000 – €4,000
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.
- Very compact 40 sqm layout with a small second bedroom suitable mainly for children or guests.
- Residence rules and ongoing communal fees should be checked, along with seasonal access and maintenance arrangements.
- Energy class G suggests relatively inefficient heating or cooling.
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 63/100The cluster is on the Tyrrhenian coast at the foot of the first Sicani-Madonie uplands, with a working seafront and hills rising immediately inland. The San Leonardo river reaches the sea just east of town. The Madonie range begins inland and its higher slopes are within about 15 km, though the main ski lifts at Piano Battaglia are much farther and do not belong to the immediate landscape. Palermo is the nearest large city and provides the full range of services and transport links. The area is known for its port, thermal history and the coastal gateway position between the Palermo plain and the eastern Tyrrhenian shore of Sicily.