Casa indipendente in Via San Paolo 2
CASA INDIPENDENTE IN VENDITA A MISTRETTA (ME) Via San Paolo – Tre ingressi indipendenti – Tre livelli Nel suggestivo borgo di Mistretta, nel cuore dei Nebrodi, proponiamo in vendita una casa indipendente situata in Via San Paolo, in una posizione comoda e a pochi minuti a piedi dal centro storico e dai principali…
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
The asking price is attractive at €247/m², but allowing roughly €200/m² for a home described as being in good condition brings the effective cost to about €447/m², above the local comparison level of €394/m². Its independent layout and walkable historic-center location add value, but the deal is not clearly discounted after accounting for likely works.
More on the house and the area
A substantial, genuinely usable 162 m² house in Mistretta’s authentic historic borgo, with a characterful facade, balconies, traditional oven, furnished kitchen, and three bathrooms. It appears well maintained rather than derelict, though the decor and finishes are dated and the multi-level arrangement is practical but not effortless. At €40,000, the size, independence, and livability create a strong bargain effect.
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€11,000 – €18,000
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.
- Interiors and bathrooms are functional but visibly dated and may need cosmetic updating.
- Three-level layout with internal stairs may be less convenient for everyday living.
- No private garden or clearly documented panoramic view; roof, utilities, and systems are not detailed.
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 72/100The Nebrodi mountains rise immediately inland here. The Fiume Tusa valley cuts down from the interior to the Tyrrhenian coast near this area. The Parco dei Nebrodi lies within reach to the south, with wooded mountain terrain and reservoirs in the interior around the park. The nearest ski area is Piano Battaglia in the Madonie, well over an hour away, so it is a logistics fact rather than part of the local landscape. Mistretta itself is the nearest town of size and has a substantial historic hill centre above the coast. The area is known for inland Nebrodi pasture, woodland and hill-country agriculture rather than for a single major monument on site.