La tua casa tra cielo, colline e mare: il luogo dove ricominciare
Ci sono luoghi che non si limitano ad accoglierti, ma ti invitano a cambiare ritmo, a ritrovare il tempo per te e a riscoprire il piacere delle cose semplici. A Belvedere, suggestiva frazione collinare di Falcone (ME), a pochi minuti dalle splendide spiagge della costa tirrenica, proponiamo in vendita un fabbricato…
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 €20,000 for 164 sqm, the asking price is just €122/sqm, but the home is described as completely to be restored, so I estimate about €1,100/sqm renovation; effective cost is roughly €1,222/sqm versus a low-stock baseline of €446/sqm. The score is supported by the very low entry price, independent layout and strong location near the sea (1 km), but the full restoration means this is a project rather than a bargain turnkey buy.
More on the house and the area
The hill-village position has some appeal, with a distant sea outlook and an authentic old stone facade. But the house itself is far beyond normal renovation: several interiors are collapsed or open to the sky, with severe decay and debris throughout. At €20k it is cheap for the size, yet this reads as a major rebuild project rather than a real 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€65,000 – €96,000
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.
- Interior is structurally compromised with major roof/floor collapse.
- Not currently habitable despite the large size and sea-hill setting.
- Likely requires full reconstruction-level renovation, not cosmetic work.
- Access is via a narrow village lane and exterior fabric looks heavily deteriorated.
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 72/100The cluster is on the Tyrrhenian coast at the head of the Gulf of Patti, with the sea and beach strip inside the local landscape. Capo Tindari and the Tindari headland are within about 15 km, where the coast meets a prominent rocky promontory above the gulf. The area faces the Aeolian Islands across the sea, but they are offshore views rather than part of the immediate landscape. The nearest larger town is Barcellona Pozzo di Gotto, which provides the main services for this stretch of coast. Tindari is known for its sanctuary and the archaeological area of ancient Tyndaris.