Porzione di Villa in vendita in Contrada Cutugno 28, Falcone
Nel tranquillo contesto del Residence Le Terrazze, in Contrada Cutugno a Falcone, proponiamo in vendita una porzione di villa con corte esterna privata di circa 80 mq. La proprietà, posta al piano terra di un edificio composto da un solo livello, si sviluppa su circa 47 mq ed è composta da una cucina-soggiorno,…
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
Habitable villa portion at 855 EUR/m2, ~2.2x the regional median (387 EUR/m2 solid baseline), but seafront (0 km) and near-sea location justify a premium, so absolute price of 47k EUR is attractive. Condition listed as Habitable yet description says it needs modernization (necessita di interventi di ammodernamento), a minor contradiction. Built 1980, has A/C, private courtyard ~80m2, parking. 20 photos and only 3 days on market. Minor discrepancy: listing states 55 sqm but text says ~47 sqm. Renovation is cosmetic/modernization only, estimated ~400 EUR/m2.
More on the house and the area
Portion of a 1980s single-level villa in a residential complex near Falcone, Sicily. The main appeal is the private tiled courtyard/terrace (~80sqm) with a rustic wood-beam pergola, oleander and pepper trees providing shade and greenery. Interiors are modest: dated brown-tiled kitchenette, plastic garden furniture, and a wood-loft second bedroom. Notably, several rooms show clear damp/salt damage along lower walls. Exterior is plain white render with some weathering. Low price and near-sea tag give modest bargain interest, but nothing visually striking. Overall ordinary with a pleasant but unremarkable outdoor space.
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.
Our read of the photos, €400/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€6,000 – €11,000
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.
- Property needs modernization per description
- Visible damp/moisture damage on interior walls in multiple photos
- Dated kitchen and bathroom fittings
- Sea distance listed as 0km but no sea views shown
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 cluster is on the Tyrrhenian coast at the head of the Gulf of Patti, with the sea and beach strip inside the local landscape. Capo Tindari and the Tindari headland are within about 15 km, where the coast meets a prominent rocky promontory above the gulf. The area faces the Aeolian Islands across the sea, but they are offshore views rather than part of the immediate landscape. The nearest larger town is Barcellona Pozzo di Gotto, which provides the main services for this stretch of coast. Tindari is known for its sanctuary and the archaeological area of ancient Tyndaris.