Casa indipendente in Via Giuseppe Naso 10
In vendita a Erice esattamente nella frazione di Ballata in via Naso Giuseppe, proponiamo un appartamento al piano terra con ingresso indipendente, ideale per chi cerca comfort e praticità. L'immobile si sviluppa su due livelli e offre una superficie di mq 100 circa, suddivisi in 4 vani che garantiscono ampi spazi per la vita quotidiana. La zona giorno...
What it really costs
See what needs doing and what each job costs
At €60,000 for 100 sqm, the ask is €600/sqm; assuming habitable condition from the description, effective cost is about €800/sqm including ~€200/sqm light updates. The local baseline is weak and the listing lacks key condition/energy data, so this looks ordinary rather than a clear bargain.
More on the house and the area
This has real dreamer appeal from the land: mature olive trees, cactus, a rural Sicilian feel, and a quirky tower-like façade with some character. Crucially, it is a real house rather than a shell—the rooms are finished, roofed and usable, with timber-beam ceilings and basic livable condition. The wow is more in the setting and atmosphere than in refined interiors, so it feels charming and affordable rather than a knockout dream home.
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€7,000 – €11,000
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.
- Interiors look dated and somewhat dark, needing cosmetic updating.
- Only one bathroom is shown for a 3-bed, 100 sqm house.
- Drive/access is steep and the outdoor areas are fairly rough rather than polished.
- No strong sea or panoramic view is clearly proven from the photos.
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 62/100The area lies in the inland hills east of Trapani, with a mix of low limestone ridges, cultivated slopes and scattered woodland typical of the Agro Ericino. The Monte Sparagio massif rises nearby, and the Zingaro-oriented relief begins within this part of western Sicily, though the reserve itself is farther away. The Gulf of Bonagia and the Tyrrhenian coast are about 10 km away, and the road to the coast passes through the hill villages around Valderice and Custonaci. Trapani is the nearest larger town, with port, rail links, hospitals and full services. Erice stands on its isolated mountain above Trapani within the wider local setting and is known for its medieval hill town and for the Monte San Giuliano ridge. This part of the province is known for olive groves, mixed farming and, around nearby Custonaci, marble quarrying.