Casa indipendente in Via Ettore Maiorana
Indipendente con giardino di 300 mq di fronte all'immobile da ristrutturare ottima posizione.
What it really costs
See what needs doing and what each job costs
The description says da ristrutturare, so I assume a full restoration cost of about €1,100/m2; that makes the effective price roughly €2,183/m2 (€65,000 + renovation on 60 m2), far above the local sub-€100k baseline of €503/m2. Positives are the independent layout, 300 m2 garden and only 3 km from the sea, but on price-plus-works it looks ordinary to weak rather than a standout deal.
More on the house and the area
The orange-tree garden and the low Sicilian setting add some charm, and the price is reasonable for Valderice close to the sea. But the building shown looks more like a basic outbuilding or garage than a ready home, with raw, empty interiors and no visible kitchen or bathroom quality. This feels like a project with modest appeal rather than a scroll-stopping dream house.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€24,000 – €35,000
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.
- Needs full renovation to become a real home
- Photos show a storage/garage-like interior rather than habitable rooms
- Exterior is plain and not especially photogenic
- Garden is separate and across from the building, not directly attached living space
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 74/100Monte Erice rises immediately above the area, with the hill town of Erice on the summit and the slopes descending toward the Trapani plain and the Tyrrhenian coast. The coast nearest the area is the Gulf of Bonagia and the sea around Cornino and Custonaci. The Monte Cofano Reserve lies within this radius on the coast near Cornino. Trapani is the nearest town of size, with port services, shops, schools and rail connections. Erice has a preserved historic centre and is listed among I Borghi più belli d'Italia. This part of western Sicily is known for sea-salt pans around Trapani and Paceco, tuna-fishing history on the coast, and views toward the Egadi Islands.