Villa Antica + Giardino Villa San Giuseppe
Vendesi villa di vecchia costruzione ante 1942 (costruita con mattoni pieni), situata a Villa San Giuseppe, nei pressi degli svincoli autostradali di Gallico (ad 1 minuto circa), fronte strada, fabbricato di 260 mq commerciali più giardino disposto su più terrazzamenti di 1.000 mq circa. L'immobile è composto da tre…
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
At €82,000 for 260 sqm, the ask is €315/sqm, but with a full restoration estimate of about €1,100/sqm (the roof must be redone, old pre-1942 building), the effective cost is roughly €1,415/sqm versus a €286/sqm baseline. The 1,000 sqm garden and 3 km from the sea help a bit, but 920 days on market is a strong negative and suggests the price has been rejected.
More on the house and the area
There is some old brick character and a decent amount of terraced land, but the setting is more roadside than dreamy. The house is not move-in ready at all: the roof must be redone and the interiors look raw, damp and largely unusable. This feels like a substantial renovation project rather than a beautiful cheap 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€103,000 – €152,000
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.
Show more
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.
- Roof needs complete replacement
- Interiors appear stripped and damp, with no usable kitchen or bathroom
- Busy road frontage hurts charm and quiet
- Outdoor areas are overgrown and need major clearing
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 55/100This cluster lies in the built-up area of Reggio Calabria on the Strait of Messina, with the Aspromonte massif rising inland within the same local landscape. The Strait is the defining water feature, and the nearest beaches are on the Ionian and Tyrrhenian sides of the metropolitan area. Aspromonte National Park begins inland and frames daily views from the city side, but from this location a resident lives primarily in an urban fabric rather than in open mountain country. Reggio Calabria is the main city of the area and has a seafront, ferry links across the strait, the National Archaeological Museum with the Riace Bronzes, and the main services of a provincial capital. The area is known for the strait setting between Calabria and Sicily and for bergamot cultivation in the wider province.