Casa indipendente in Contrada cannavera s.n.c, Naso,
Vendesi nel comune di Naso a soli 15 minuti di macchina da Capo d'Orlando, casa indipendente in corso di costruzione con annesso terreno. E' un'opportunità imperdibile per chi desidera realizzare la propria casa dei sogni. Situata in contrada Cannavera, a pochi chilometri da Capo d'Orlando, la proprietà si trova in una…
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
Rustico 'in corso di costruzione' / 'da completare' - an unfinished shell, not habitable. Needs full completion (roof, systems, finishes) at ~800-1000 EUR/m2. Price 357 EUR/m2 is slightly below baseline median (387) but the baseline compares finished stock, so the discount is illusory once you add completion costs (~150k for 168m2). Positives: sea/Eolie view, 1200m2 land, 2003 structure, fresh listing. Missing energy class and sea distance. All-in cost likely ~210k, reasonable but not a bargain for an incomplete build.
More on the house and the area
Panoramic hillside plot near Capo d'Orlando with sea and Aeolian Islands views and a 1200 sqm garden. However, the property is an incomplete concrete/brick shell needing full renovation, and photos show rough construction rather than any finished appeal. The view and land are the main draws; the building itself is unremarkable.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€33,000 – €59,000
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.
- Unfinished shell (rustico) requiring full completion
- Only 1 bathroom and bare brickwork visible
- No energy class; hazy sea view in photos
- Sea distance unknown, inland location in Naso
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 cluster is in the Nebrodi foothills above the Tyrrhenian coast. The Tyrrhenian Sea is close, with the coast around Capo d'Orlando and Brolo within the local landscape. The Nebrodi Mountains rise inland, and the Parco dei Nebrodi begins a short distance to the south in the interior. Capo d'Orlando is the nearest town of size, with a marina, beaches, shops and rail connections on the Palermo–Messina line. This stretch of north-eastern Sicily is known for olive groves, hazelnuts and hill villages between the sea and the Nebrodi.