Casa Indipendente in vendita a Cinisi
Via Roma, Cinisi(PA) Si presenta in vendita un'ampia palazzina di circa 180 mq con tripla esposizione. L'immobile è così composto:Piano Terra ingresso da scala condominiale che da su corridoio, bagno, camera da letto e cucina.Piano Primo soggiorno con balcone, cucina, camera da letto con balcone e bagno.Piano Secondo…
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 178 sqm, the ask is €421/sqm, but in 'needs renovation' condition a realistic uplift is about €700/sqm, bringing the effective cost to roughly €1,121/sqm versus a low-stock baseline of €445/sqm. The near-sea location in Cinisi (2 km) and large size help a bit, but on numbers this is only a fair renovation project rather than a bargain.
More on the house and the area
This is a big, usable townhouse rather than a shell, with tiled floors, bathrooms, multiple kitchens and a very livable basic structure. The wow comes from the rooftop terraces and the dramatic mountain backdrop, plus a lot of space for the price. Interiors are plain and tired, with visible moisture damage and dated finishes, so it feels more like a solid renovation project than an immediately dreamy home.
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€35,000 – €62,000
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 real renovation and modernization throughout.
- Visible damp/peeling plaster and wear on some ceilings and walls.
- Terraces and exterior surfaces look weathered and may need waterproofing work.
- No striking historic character; appeal is mostly space and mountain setting.
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 coast of the Gulf of Castellammare is within the 15 km radius, with beach stretches around Magaggiari and the low limestone headland of Capo Rama, which is a WWF reserve. Inland, this part of western Sicily is a belt of low hills with citrus groves, olive land and scattered limestone relief. Palermo airport is next to the area and is a practical feature of daily life, but it does not change the landscape score. Partinico is the nearest larger town with everyday services, while Palermo is farther east for higher-order services and transport. The area is known for coastal agriculture and for access to the airport corridor on the west side of Palermo.