Villa in Contrada Caccamisi
(Piano Stoppa/Misilmeri) Panoramico villino su due elevazioni completamente da ristrutturare disposto da: doppio ingresso, ampia cucina abitabile, 2 wc, due grandi camere, 2 ripostigli, scala esterna che da l'accesso al terrazzo sovrastante di 50 mq circa dove poter godere di piacevoli serate all'aperto. Completa il…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
At €49,000 (€544/m²), this 90 m² villa is completely to renovate, putting the estimated all-in cost near €148,000, or about €1,644/m²—far above the local €368/m² reference. The 2,000 m² cultivated plot, terrace and panoramic setting add appeal, but do not offset the heavy renovation burden.
More on the house and the area
A genuine home rather than a bare shell, with a covered structure, existing rooms, two bathrooms, a large terrace and an exceptionally appealing 2,000 m² persimmon orchard. Mountain views and abundant greenery give it real lifestyle appeal, but the dated interiors and stated need for complete renovation keep it well below dream-home territory.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€36,000 – €53,000
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 listing says the villa is completely in need of renovation, despite having existing floors, bathrooms and kitchen areas.
- Interiors are dated and visibly cluttered, with likely upgrades needed to finishes, systems and possibly moisture-related issues.
- The large rooftop terrace and orchard are attractive, but access is via an exterior staircase and the property appears semi-rural.
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 48/100The cluster lies in the inland belt east of Palermo, in low hills and cultivated countryside above the valley of the Eleuterio river. Monte Grifone and the first ridges behind Palermo are nearby, but this is not a mountain landscape. The Tyrrhenian coast around the Gulf of Palermo is close, with the nearest urban services in Palermo, which has the airport, port, major rail links and the full range of city amenities. The area is known for citrus groves, olive trees and the suburban-agricultural fringe on the eastern side of the Palermo plain.