Casa indipendente in Via Vespri 653
Soluzioni Immobiliari propone in vendita un'interessante struttura indipendente da ristrutturare, situata nella centralissima via Vespri a Valderice. La proprietà si sviluppa su una superficie interna di circa 190 mq, arricchita da ampi spazi esterni e da un terreno retrostante di circa 280 mq a destinazione…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
- Heating
- Kitchen
See what needs doing and what each job costs
At €78,000 (€411/m²), the 190 m² property appears to require full renovation, bringing estimated total costs to about €287,000, or €1,511/m² before considering the 280 m² building plot. The sea is only 3 km away and the location has development potential, but the renovation burden makes the deal weak at this price.
More on the house and the area
This is a large traditional Sicilian house with attractive patterned cement tiles, old doors, timber-beamed ceilings and a private rear plot. It is a genuine roofed, floored property rather than a bare shell, but the damp, deteriorated ceilings and basement condition make it a serious renovation project rather than a move-in home.
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€75,000 – €111,000
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.
- Substantial renovation is needed, with widespread damp staining, damaged ceilings and worn finishes.
- No bathroom is visible in the gallery, despite one being mentioned in the description; utilities and habitability should be verified.
- The internal stairs and basement areas appear rough and potentially unsafe until restored.
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 74/100Monte Erice rises immediately above the area, with the hill town of Erice on the summit and the slopes descending toward the Trapani plain and the Tyrrhenian coast. The coast nearest the area is the Gulf of Bonagia and the sea around Cornino and Custonaci. The Monte Cofano Reserve lies within this radius on the coast near Cornino. Trapani is the nearest town of size, with port services, shops, schools and rail connections. Erice has a preserved historic centre and is listed among I Borghi più belli d'Italia. This part of western Sicily is known for sea-salt pans around Trapani and Paceco, tuna-fishing history on the coast, and views toward the Egadi Islands.