Casa indipendente Via Nazario Sauro, 138, Castel di Tusa ME
Casa singola composta da tre elevazioni fuori terra con ingresso su strada. Al piano terra un lungo corridoio disimpegna il soggiorno, una camera da letto, un bagno e la cucina che da accesso ad un'altra piccola camera e una corte interna con ripostiglio. Piano superiore costituito da un corridoio che disimpegna due…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
The description explicitly markets this as a judicial auction ('asta giudiziaria', 'pre asta', 'Centro Aste'), which is a veto red flag for this catalog. Although the ask is only €193/m² versus a €445/m² baseline in seaside Tusa, auction risk overrides the apparent discount.
More on the house and the area
The real hook here is the location: a substantial townhouse essentially on the seafront in Tusa, which gives it genuine dream value at this price. The house appears to be a real, roofed, usable home rather than a shell, but interiors look dated and dim, and the unfinished top floor keeps it out of the higher wow bands. Big space and seaside proximity make it appealing, but this is more a practical coastal project-home than a polished fantasy house.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€21,000 – €36,000
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.
- Only basic, low-quality interior photos; finish level is unclear.
- Second floor is explicitly unfinished.
- At least one bathroom is not shown clearly despite the layout/description.
- Auction listing notes photos may not correspond exactly to the property.
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 cluster is on the north Sicilian coast facing the Tyrrhenian, with the Nebrodi mountains rising inland a short distance to the south. The coast here is backed by low hills and short valleys rather than a broad plain. The nearest larger centre is Santo Stefano di Camastra, which has services and is known for ceramics. Cefalù lies farther east along the same coast for day-to-day rail and road access, but it is outside the immediate landscape considered here. This stretch of coast is part of the long northern Sicilian shoreline between the Nebrodi and the sea, known for small hill villages, olive groves and sea views.