Terratetto unifamiliare in Sant'Ilario dello Ionio
Casa indipendente in Frazione Condojanni Via De Amicis 2, comune di Sant' Ilario dello ionio a 6km dal mare, composta da ingresso cucina abitabile due camere bagno terrazzo con vista panoramica paese e parziale vista mare e cantina
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 €21,500 for 70 sqm, the ask is €307/sqm; assuming a habitable-condition refresh of about €200/sqm, the effective cost is about €507/sqm versus a low-stock baseline of €423/sqm, so it is not obviously cheap after works. Sea proximity/panoramic terrace help, but 883 days on market is a major warning and caps the score.
More on the house and the area
The big asset here is the panoramic borgo outlook with a partial sea view, which gives this small house real daydream value for the price. Inside it is clearly a real, usable home with kitchen, bathroom and finished rooms, but the interiors are very dated and plain rather than beautiful. It feels habitable now and refreshable on a budget, with the view doing most of the wow work.
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€5,000 – €8,000
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.
- interiors are dated and need cosmetic updating
- sea view is partial rather than dramatic
- some spaces feel dark and enclosed
- enclosed terrace/veranda looks worn
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 61/100The area sits on the lower slopes of the Aspromonte foothills above the Ionian coast, with short valleys running down to the sea. The coast of the Ionian Sea is about 4 km away, and this stretch is part of the Riviera dei Gelsomini. The Torbido valley and other small fiumare shape the landscape around here. Aspromonte National Park lies inland to the west, with its nearer mountain areas beyond the 15 km radius. The nearest larger town is Locri, which has everyday services, a hospital, rail connections and the archaeological area of Locri Epizefiri. This part of the Locride is known for bergamot cultivation, olive groves and jasmine historically grown along the coast.