Via delle Magnolie, San Sostene
Via delle Magnolie, San Sostene. Needs renovation, autonomo heating, garage, cantina, 500 m from the sea.
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
See what needs doing and what each job costs
After allowing about €700/m² for renovation, the effective cost is roughly €1,557/m²—far above the €406/m² local comparison level. Being 500 m from the sea and having a garage are positives, but the listing does not say how many bathrooms there are, which is important for a four-bed, 49 m² house.
More on the house and the area
This is an unusually photogenic small home, with bright contemporary interiors and a spectacular beach-and-sea outlook from the covered terrace. The photos suggest a furnished, usable house rather than a bare renovation project, but the stated renovation need and missing bathroom data create a major condition discrepancy that must be resolved.
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€10,000 – €17,000
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.
- The gallery appears inconsistent with the listing facts: photos show polished interiors, a bathroom, and a direct beach view, while the listing says 'needs renovation,' 0 bathrooms, and 500 m from the sea.
- At only 49 sqm, the layout may be very compact despite the advertised four beds.
- Verify that the photos belong to this exact property and confirm utilities, legal status, and actual sea distance.
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 68/100The area is on the Ionian coast of Calabria, with the Gulf of Squillace at the door and a long beach strip around Sant’Andrea Marina. Inland, within a short distance, the first slopes of the Serre Calabresi rise behind the coast. Soverato is the nearest town of size and has a seafront, marina, shops and services. The wider area is known for beach tourism and for olive groves and citrus on the coastal side of central Ionian Calabria.