Casa indipendente in Piazza San Cataldo, 25, Borgo Medievale, Erice,
Scopri il fascino di vivere in una storica casa indipendente ad Erice Vetta, immersa in un incantevole borgo medievale. Questa affascinante proprietà si sviluppa su due elevazioni collegate da una scala interna rendendola un vero angolo di paradiso. Le stradine acciottolate che circondano la casa creano un'atmosfera…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Independent historic villa in Erice Vetta, 180 m2 at 444 EUR/m2 vs baseline median 387 EUR/m2 — only ~15% above median, reasonable for a detached 5-room/6-bed property in a desirable medieval borgo. Fresh listing (5 days), 18 photos, habitable layout described (two floors, two baths, terrace). Main risk is full renovation needed: expect ~600-800 EUR/m2 given historic structure and possible access/logistics issues in a cobblestone hilltop old town. Missing energy class and build year limit precise assessment. Priced near baseline with renovation upside makes it a solid buy if structure is sound.
More on the house and the area
Independent historic house in the medieval hilltop village of Erice Vetta, Sicily. The setting is the main draw: cobblestone streets, stone alleyways, a partial mountain/valley glimpse framed between old buildings (photo 4), and authentic borgo atmosphere. Some interiors show attractive patterned cementine floors and a wood-plank ceiling, adding period charm. However, the property is fully to renovate, with cluttered rooms, a dated Tiffany-style lamp, drop ceilings, and only one working bathroom shown. The exterior is plain weathered plaster rather than exposed stone. At 444 EUR/m2 for 180 sqm in a sought-after tourist village, the value is reasonable but not a dramatic bargain. Overall charming and location-driven rather than a scroll-stopper.
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€36,000 – €63,000
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.
- Completely needs renovation throughout
- Cluttered, dated interiors with only one functional bathroom
- Exterior is weathered plaster, not stone-faced
- Only one visible partial mountain/valley view; not panoramic from the property itself
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 78/100Monte Erice rises above the area, with the ridge and slopes immediately behind Valderice. The Tyrrhenian coast is close, with the shoreline around Cornino and the Cofano headland within the local area. The Monte Cofano oriented nature reserve lies nearby on the coast, and the Zingaro reserve is farther away but not inside the immediate radius. Trapani is the nearest town of size, with port services, shops and rail links. Erice is the main historic centre above Valderice, with its preserved hill town fabric and its inclusion among I Borghi più belli d'Italia. The area is known for the hill-and-coast setting between Erice and the Trapani side of western Sicily, with olive groves and sea views common on the slopes.