Terratetto unifamiliare in Bagheria
Riferimento: VRC22518 Proponiamo in vendita Casa Indipendente da ristrutturare di 180 mq, disposta su più livelli, piano terra, primo e secondo piano. L’immobile presenta doppia esposizione e dispone di due balconi e di un terrazzo, spazi esterni che valorizzano la proprietà e ne aumentano la fruibilità. Internamente…
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 €91,000 for 180 sqm, the ask is €506/sqm, but with a typical renovation budget of about €700/sqm the effective cost is roughly €1,206/sqm. That is far above the local sub-€100k baseline of €446/sqm; the 3 km sea distance and terrace help a bit, but this looks only fair unless renovation can be done unusually cheaply.
More on the house and the area
This is a real, sizeable townhouse rather than a shell: floors, doors, bathrooms and several usable rooms are already in place. The best appeal is in the high ceilings, period moldings and old wooden openings, but the home is visually plain overall and clearly needs refurbishment before it feels dream-worthy. At this price for 180 sqm near the sea, the value is strong.
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€36,000 – €63,000
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.
- Needs real renovation and updating throughout
- Kitchen appears incomplete/not currently fitted
- Some rooms show damp or plaster deterioration
- No photos proving the terrace, balconies, or exterior appeal
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 55/100The cluster is in the built-up area of Bagheria on the Tyrrhenian side east of Palermo, so the lived setting is a dense coastal town rather than open countryside. The Tyrrhenian coast is a few kilometres away at the Bagheria-Aspra shoreline, with short stretches of rocky coast and small coves around Capo Zafferano. Monte Catalfano rises immediately above the coast and is protected as the Monte Catalfano nature reserve. Palermo is the nearest city of size, with the full range of services, rail links and cultural sites.