Casa indipendente con giardino privato recintato in vendita
Maurizio Sammartano propone in vendita, in esclusiva, una casa indipendente con ampio giardino privato, garage e proprietà interamente recintata, situata a Marsala in Contrada Ciavolotto 138. Si tratta di una soluzione ideale per chi desidera vivere in un contesto tranquillo, immerso nel verde e nella quiete, senza…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
The headline eur_m2 of 101 (95000/945) is misleading because the 945 sqm is mostly land: the actual home is ~120 sqm plus a ~50 sqm garage, on ~800 sqm of B3-zoned garden. On the ~120 sqm habitable footprint the price is ~790 EUR/m2, roughly double the regional median of 387 EUR/m2. So the seemingly extraordinary discount is a land/building area conflation, not a real bargain. Positives: declared habitable with verified abitabilita, garage, fully fenced lot, B3 zoning allowing possible expansion, fresh listing (7 days), 38 photos. Negatives: needs some maintenance ('piccoli interventi'), no building year or energy class, and the baseline comparison is distorted by the large land component. Fairly priced for what it is (a small habitable villa on a big buildable plot) but not the diamond the raw eur_m2 suggests. Budget modest renovation ~300 EUR/m2 for the minor works described.
More on the house and the area
Independent house in Marsala's Contrada Ciavolotto with ~120sqm living space, garage (~50sqm) and ~800sqm fenced private garden in B3 building zone. The main draw is the generous 945sqm plot at just 101 EUR/m2, giving a modest bargain feel and expansion potential. However visuals are unremarkable: weathered beige stucco boxy exterior, cracked perimeter wall, tangle of overhead wires, and a dated interior with worn 80s/90s furniture, lace tablecloths and basic tiled kitchen/bath. Garden with mature shade tree is pleasant but ordinary. No stunning interior/exterior, no sea or panoramic view, no historic character. A functional, habitable but visually plain property—no scroll-stopping appeal.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €300/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€94,000 – €158,000
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.
- Dated 1980s-90s interior with worn furnishings
- Exterior stucco is weathered and cracked, plain roadside boxy design
- Cracked perimeter wall, overhead power lines dominate street view
- No sea distance specified despite Marsala location
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 55/100The cluster is in the built-up area of Marsala, so the lived setting is an urban edge on the low coastal plain of western Sicily. The Stagnone di Marsala lagoon and the salt pans lie within this area, with shallow water, salt basins and the Isola di Mozia in the lagoon. This stretch of coast is part of the Riserva Naturale Orientata Isole dello Stagnone di Marsala. Trapani is the other main town nearby; Marsala itself is a substantial service town with a historic centre, port functions, shops and schools. The area is known for wine production, especially Marsala wine, and for salt extraction landscapes along the coast.