Villa San Giovanni, soluzione indipendente con fabbricato.
VILLA SAN GIOVANNI – Via Nazionale Nel cuore di Villa San Giovanni, in una posizione strategica a pochi minuti dagli imbarchi per la Sicilia e dai principali servizi della città, l ' agenzia Tecnocasa di Catona, propone in vendita una soluzione indipendente dal fascino autentico e dal grande potenziale…
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
At €53,000 for 92 sqm, the asking price is €576/sqm, but with a typical renovation budget of about €700/sqm the effective cost rises to roughly €1,276/sqm. That is far above this Calabria farmhouse baseline of €272/sqm, although the near-sea location in Villa San Giovanni and sea-view potential support some value.
More on the house and the area
This is a real house, not a shell: it has a kitchen, bathroom, floors and usable rooms, so it is structurally in the livable-house category rather than a ruin. But the photos show a very plain, dated interior and a worn exterior with little immediate beauty or romance. The listing's sea-view dream feels mostly future potential, not present wow.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€18,000 – €32,000
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.
Show more
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.
- Needs clear renovation and modernization throughout
- Sea view is only potential/projected, not proven in the current photos
- Exterior looks tired with weathering and some visible deterioration
- No attractive outdoor living space shown as currently usable
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 55/100The cluster is in the built-up area of Reggio Calabria on the Strait of Messina, with the Aspromonte massif rising immediately inland. The Strait is the defining water feature here, with Sicily and Mount Etna visible across the water in clear conditions. The Aspromonte National Park begins inland above the coastal strip. The nearest substantial mountain access is the Gambarie area in Aspromonte, roughly an hour by road, with local ski facilities in season. Reggio Calabria itself is the main city of the area and has a seafront, ferry links, rail connections, the National Archaeological Museum of Magna Graecia, and the airport serving the strait. The area is known for the strait landscape and for bergamot cultivation in the province.