Melito di Porto Salvo mansarda rustica tamponata
Melito di Porto Salvo mansarda rustica tamponata e non tramezzata + balconi perimetrali posta al 3° piano attualmente non ascensorato. Classe energetica "non applicabile" Prezzo € 22.000,00. Rif. 26V08 Le presenti informazioni sono ritenute corrette ma non costituiscono alcun presupposto contrattuale.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- On the market for a long time
See what needs doing and what each job costs
The description says 'mansarda rustica tamponata e non tramezzata' with energy class 'non applicabile': this is a shell/unfinished attic, not a clearly habitable dwelling as listed, so it triggers a habitability veto. Even before works, €22,000 for 150 sqm is €147/sqm, but with full restoration (~€1,100/sqm) the effective cost is about €1,247/sqm vs a €272/sqm baseline, and it has been listed for 734 days.
More on the house and the area
The upper-floor position and wraparound balconies give it a genuine sea-facing outlook, and at €22k for 150 sqm the price is striking. But this is not a livable home yet: it is a roofed, tamponato rustico shell with bare concrete/brick interiors and no finished rooms or services. Dream value comes from the terrace potential rather than from current beauty or usability.
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€59,000 – €88,000
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.
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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.
- Raw unfinished shell with no internal partitions, kitchen or bathroom
- Third floor and currently no elevator
- Full renovation and fit-out required before it is habitable
- Sea view is filtered by surrounding buildings
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 71/100The area is on the Ionian coast at the south end of Calabria, with the sea immediately beside the settlement and the lower slopes of the Aspromonte massif rising a short distance inland. The Amendolea valley and other short fiumare cut down from Aspromonte to the coast in this stretch. Part of the Aspromonte National Park lies inland within this radius. The nearest town of size is Reggio Calabria, which has the ferry port for Sicily, a seafront, museums and main rail connections. This coast is known for bergamot cultivation in the Reggio Calabria area and for Greek-Calabrian villages in the Aspromonte interior.