Terratetto unifamiliare in Cinisi
PG Immobiliare, in esclusiva, propone in vendita nel cuore del centro storico di Cinisi un caratteristico piccola casa indipendente di circa 65 mq, disposto su due livelli e completamente da ristrutturare, ideale per chi desidera realizzare un progetto abitativo personalizzato o un investimento immobiliare. L'immobile…
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
Priced at 385 EUR/m2 vs baseline median 446, a modest ~14% discount. 65m2 townhouse over two levels in Cinisi historic center, fully needs renovation ('completamente da ristrutturare'). Renovation on a two-level stone historic property typically runs ~700-900 EUR/m2, meaning all-in ~78k EUR, still reasonable versus market but eroding the headline bargain. Key data missing: building year, energy class, room/bath count, and only 2 photos limit condition verification. Fresh listing (1 day). Solid entry price but the fair discount plus full-gut requirement and thin documentation keep this a fair rather than strong deal.
More on the house and the area
Traditional Sicilian townhouse in the historic center of Cinisi, 65 sqm over two levels, priced at just €25,000 (€385/m²). The genuine exterior (photo 2) shows an authentic but heavily deteriorated stone facade with a traditional arched wooden portone — charming character but requiring complete restoration. Photo 1 appears to depict a restored reference/comparable rather than the actual condition. The bargain price and traditional Sicilian stone architecture give it appeal, but the wow is tempered by the raw, gutted state and lack of interior imagery. A project property rather than a move-in 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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€13,000 – €23,000
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.
- First photo shows a beautifully restored comparable facade, not necessarily this property — the actual property (photo 2) is a decayed, weathered stone building with peeling render and worn wooden doors
- Completely unrenovated: 0 beds, 0 baths, needs full renovation
- No interior photos provided
- No energy class, building year, or room count available
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 58/100The cluster is on the Gulf of Carini on the Tyrrhenian coast, with the Monti di Palermo rising immediately inland. Carini has a large castle and a substantial historic centre. Palermo is the nearest large city and has the full range of services, port, airport and major cultural monuments. The coast here is a built-up stretch west of Palermo rather than a protected shore, and the area is known mainly for its position between the city and Falcone Borsellino airport.