Casale indipendente in Via San Michele
Casale da ristrutturare completamente su tre livelli. Ante '67
What it really costs
- On the market for a long time
See what needs doing and what each job costs
At €23,000 for 200 sqm, the ask is only €115/sqm versus a low-stock baseline of €272/sqm, but the description says 'da ristrutturare completamente', implying a full restore at about €1,100/sqm and a very high effective cost. It is near the coast at 6 km, but the listing has been on the market for 239 days, which is a clear weak-demand signal and caps the score.
More on the house and the area
The exterior has some authentic old-village character, with a simple historic facade and stone stair details. But inside this is not a usable home today: the rooms are dark, debris-filled, heavily deteriorated, and require a full renovation. At €23k for 200 sqm it is cheap, yet it reads as a major project rather than a dream home you could soon live in.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€79,000 – €117,000
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.
- Complete renovation needed
- Interiors appear neglected and partly damaged
- Livability is currently very poor despite the existing bathroom
- Likely upgrades needed to structure, roof, and utilities
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 area lies on the Ionian side of Calabria between the lower slopes of the Serre/Calabrian Apennines and the coast. The Stilaro valley is nearby, and the Ionian coast is about 6 km away. The Parco naturale regionale delle Serre lies inland to the west within this part of Calabria. The nearest larger centre is Locri, which has the usual rail, shops and services for this stretch of coast. Caulonia is known for its hill village and for the wider Grecanica and Ionian Calabrian landscape of olive groves, citrus and upland villages.