Casa Indipendente in vendita a Erice, Erice Antica
nel suggestivo borgo medievale di erice vetta, abitazione in vendita, a pochi passi dalla chiesa matrice e dalla funivia.l'appartamento e' composto da soggiorno, due camere da letto, cucina con travi in legno e bagno. inoltre, si accede da un grazioso cortile condiviso, che contribuisce al fascino e all'atmosfera…
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 €90,000 for 111 m², the ask is €811/m²; assuming habitable condition, about €200/m² renovation brings the effective cost to roughly €1,011/m² versus a low internal baseline of €446/m². The historic Erice center is a positive, but on numbers this is still priced well above baseline, so it looks more ordinary-to-weak than a bargain.
More on the house and the area
The medieval Erice setting and intimate stone courtyard give this home real dream factor, with authentic borgo atmosphere and some preserved character like exposed stone and timber beams. It is clearly a usable, habitable home with kitchen and bathroom in place, but the interiors are plain, dated and a bit dim rather than truly beautiful. This feels more like an atmospheric liveable village home than a polished showstopper.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/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€7,000 – €12,000
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.
- Shared courtyard rather than private outdoor space
- Interiors are dated and fairly dark
- Likely needs cosmetic updating/modernization
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 78/100Monte Erice rises above the area, with the ridge and slopes immediately behind Valderice. The Tyrrhenian coast is close, with the shoreline around Cornino and the Cofano headland within the local area. The Monte Cofano oriented nature reserve lies nearby on the coast, and the Zingaro reserve is farther away but not inside the immediate radius. Trapani is the nearest town of size, with port services, shops and rail links. Erice is the main historic centre above Valderice, with its preserved hill town fabric and its inclusion among I Borghi più belli d'Italia. The area is known for the hill-and-coast setting between Erice and the Trapani side of western Sicily, with olive groves and sea views common on the slopes.