Palazzo - Edificio in Casteldaccia
LA ZONA: Casteldaccia, Via Naurra, una zona residenziale, tranquilla e strategica del Paese. L'area è ben servita dai principali servizi di prima necessità, ben collegata sia al centro urbano che alla stazione ferroviaria, garantendo spostamenti rapidi verso Bagheria, Palermo e il litorale. LA CASA: Palazzina…
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 €75,000 for 122 sqm, the ask is €615/sqm; with a typical 'needs renovation' allowance of about €700/sqm, the effective cost is roughly €1,315/sqm, far above the local baseline of €408/sqm. The sea-adjacent location and independent multi-level layout help a bit, but on these numbers it looks expensive for a renovation project.
More on the house and the area
This is a real, usable independent townhouse rather than a shell: floors, kitchens, bathrooms and multiple large rooms are all present. But the visual wow is low, with a plain 1950s exterior, no proven view, and dated interiors that need renovation before it feels dream-worthy. The low €/m2 helps, yet this reads more as a practical Sicilian base than a scroll-stopping beauty.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€24,000 – €43,000
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.
- Needs clear interior modernization throughout
- No convincing sea view is shown in the photos
- Street-facing urban setting with limited charm/privacy
- Some rooms show wear and likely deferred maintenance
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 68/100The Tyrrhenian coast is at the edge of the settlement, with beaches and short rocky stretches between Casteldaccia, Santa Flavia and Altavilla Milicia. Monte Catalfano rises just east at Santa Flavia, a coastal limestone massif protected as a nature reserve, with open views over the gulf. The Eleuterio river reaches the sea nearby. Palermo is the nearest large city and provides the full set of services, rail connections, port and airport access. Bagheria, a nearby town of size, is known for its historic villas, including Villa Palagonia and Villa Cattolica. Solunto, the archaeological site above Santa Flavia, is within the same coastal strip. This stretch is known for citrus cultivation and for the fishing and seaside settlements of the eastern Palermo coast.