Terratetto unifamiliare in Erice
Nella strada centrale di Napola, in Via Milano, disponiamo di una soluzione indipendente disposta su unico livello, con terrazzo soprastante calpestabile e giardino retrostante di 100 mq circa. L'immobile è stato costruito negli anni '40 circa, e al suo interno è stato mantenuto ed ammodernato nell'arco del tempo, e si…
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
At €95,000 for 146 sqm, the ask is €651/sqm; with dated 1970s-80s finishes, windows and systems, a light-to-medium update estimate of about €350/sqm brings the effective cost to roughly €1,001/sqm. That is far above the local baseline of €446/sqm for similar sub-€100k stock, so despite being habitable and sizable with terrace/garden/garage, it looks expensive for its condition.
More on the house and the area
This is a real, usable house rather than a shell: large, bright, single-level, with floors, doors, bathrooms and a garage already in place. But the visual wow is low from the photos, with a flat roadside exterior and very dated interiors rather than charm or character. Its appeal is mainly practical value, helped by the reported garden and roof terrace, not dream-home beauty.
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, €350/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€17,000 – €28,000
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.
- Very plain street-facing exterior with no scenic setting shown
- Interiors are dated throughout and likely need significant cosmetic updating
- Electrical/plumbing systems appear older and may need modernization
- Best features (garden/terrace) are not well demonstrated in the photos
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 82/100Monte Erice rises directly above the area, with the historic hill town on the summit and steep slopes dropping toward the Trapani plain and coast. The Tyrrhenian coast is nearby, with the salt pans and lagoon landscape between Trapani and Marsala within the surrounding area. The Monte Cofano and Zingaro coasts are farther away and do not define the immediate landscape. Trapani is the nearest town of size, with port, rail links and full services. Erice is known for its medieval hill town and views over western Sicily.