Palazzo - Edificio in Brancaleone
Vendesi grande villa composta da 3 appartamenti indipendenti, con giardino e balconi. Posto auto e vista mare
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- On the market for a long time
See what needs doing and what each job costs
At €80,000 for 400 sqm, the ask is just €200/sqm; assuming habitable condition, the effective cost is about €400/sqm including light works, versus a low-stock baseline of €356/sqm. Three independent apartments, garden, parking, sea view and 0 km to the sea are strong positives, but 826 days on market is a clear warning and caps the score.
More on the house and the area
The real draw here is the sea setting: you can clearly see the water from the house and garden, and the property has usable outdoor space. The building itself looks solid, large and likely livable rather than a shell, but it is visually quite ordinary and the lack of interior photos limits confidence about how appealing it would feel to live in.
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€26,000 – €44,000
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.
- Exterior is plain and not especially charming
- No interior photos, so finish level and true livability are unproven
- Garden/grounds look basic and may need tidying
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 74/100The area is on the Ionian side of the Calabrian Apennines, with the southern Aspromonte massif rising inland within this radius. The Fiumara di Bruzzano and other short Calabrian torrent valleys cut from the mountains toward the Ionian coast here. Brancaleone Marina is on the Ionian Sea. Part of the inland area falls in or close to Aspromonte National Park. The nearest larger centre with a wider range of services is Locri on the Ionian coast, with shops, schools, hospital services and rail connections. This stretch of coast is known for long beaches backed quite quickly by steep inland relief, and Brancaleone is known for sea-turtle nesting on its beach.