Casa indipendente in Via Micieli, 35, Rosolini,
Ci troviamo nel centro storico di Rosolini, precisamente in Via Micieli e dispongo dell'incarico alla vendita di una struttura indipendente posta su tre livelli e decisamente da ristrutturare. L'immobile viene costruito nel 1940 e presenta tutta la documentazione necessaria per andare immediatamente al rogito anche con…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €38,000 for 97 m², the asking price is €392/m², but the text says it is decisamente da ristrutturare, so I estimate about €1,100/m² renovation; effective cost is roughly €1,492/m² versus a low-stock baseline of €389/m². Historic-center location and an approved project help a little, but on total cost this looks weak rather than cheap.
More on the house and the area
The façade has genuine old-town Sicilian character, with an elegant portal, balcony and decorative stonework that give it some romance from the street. But this is clearly being sold as a serious renovation project, and the photos do not prove a usable interior or move-in condition. At €38k it has bargain appeal, yet the wow is mostly in the potential rather than in a beautiful, livable home today.
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€38,000 – €57,000
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.
- Major renovation required; listing explicitly says decisamente da ristrutturare
- Only exterior/details shown, so interior livability is unproven
- Historic-center street setting with no real view or private outdoor space proved
- Approved project exists, but this is still a renovation project rather than a ready home
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 lies on the Hyblaean plateau near the south-eastern Sicilian coast, with low limestone hills, dry valleys and a farmed landscape of olive groves, citrus and vines. The Tellaro river valley is nearby, and the Ionian coast around Pozzallo and Santa Maria del Focallo is within the local area. Vendicari Nature Reserve is farther north on the coast and does not sit inside the immediate landscape here. The nearest town of size is Modica, which has a large historic centre in limestone ravines and is one of the late Baroque Val di Noto towns; Noto is also nearby and part of the same UNESCO designation. The area is known for agriculture and for being on the edge of the Val di Noto baroque zone.