Terratetto unifamiliare in Bagheria
Riferimento: VRC22529 Proponiamo in vendita Casa indipendente da ristrutturare di 75 mq, disposta su più livelli, (terra, primo e secondo piano), in contesto economico. L’immobile presenta doppia esposizione e dispone di due balconi, elementi che favoriscono luminosità naturale e una buona aerazione degli…
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 €39,000 for 75 sqm, the ask is €520/sqm, slightly above the local low-end baseline of €442/sqm. With a typical needs-renovation budget of about €700/sqm, the effective cost is roughly €1,220/sqm; the independence, terrace/balconies, and 3 km sea distance help, but this is not a clear discount deal.
More on the house and the area
There is a little character in the top-floor exposed timber ceiling, and the price is very low for an independent house near the sea. But the photos show clear ceiling failure, damp and tired rooms, so this is a serious renovation project rather than a dream home as-is. It looks usable in parts, not a ruin, but the wow factor is low.
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€15,000 – €27,000
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.
- Ceiling damage and cracking suggest significant structural/roof repair is needed.
- Needs full renovation before it feels comfortably livable.
- No view or attractive outdoor space is proven in the photos.
- Economic urban context may limit overall charm.
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.