Rustico 3 locali - via eremo pietrastorta
Proponiamo in vendita panoramico rustico. La zona, collinare e arieggiata, è ben servita da svariate attività di quartiere ed è tranquilla e riservata. La proposta si colloca al 3° piano servito da ascensore e si estende su una superficie di circa 100 mq. Allo stato attuale, si tratta di un 3 locali composto come…
What it really costs
Can you move in?
Move in as it is
In the listingRenovated- On the market for a long time
See what needs doing and what each job costs
The description contradicts the stated condition: despite 'Renovated', it says only rough-ins are present ('predisposizione impianto', frames, marble thresholds) and the home is 'tutta da personalizzare', so I treated it as needing renovation at about €700/m². Effective cost is about €1,070/m² (€37,000 + ~€70,000 works on 100 m²) versus a low-stock baseline of €272/m², and it has been on the market 507 days, which is a strong negative despite the sea-view location 2 km from the coast.
More on the house and the area
The real wow here is the broad sea-and-mountain panorama from the balconies, especially at this price. But the apartment itself is an unfinished concrete shell with exposed systems and no fitted kitchen or bathroom, so it is still a renovation project rather than a usable home today. As a future-view apartment it has appeal, yet the current livability is low.
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€20,000 – €35,000
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.
- Interior is an unfinished rustico/al grezzo, not move-in ready
- Bathroom and kitchen are not installed
- Building exterior/common areas feel plain and somewhat tired
- Power lines cut across the sea view
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 inland within a short distance. The coast here is the urban waterfront rather than a natural beach landscape. Aspromonte National Park begins inland and defines the immediate hinterland of the city. Reggio Calabria is the nearest city and has full urban services, a ferry connection across the strait, and the National Archaeological Museum of Magna Graecia. The area is known for views across the strait to Sicily and for bergamot cultivation in the wider Reggio area.