Terratetto unifamiliare in Santa Flavia
LA ZONA: Corso Filangeri, cuore del centro abitato di Santa Flavia, vicinissimo a servizi e attività commerciali, situata a circa 18 km da Palermo e a breve distanza dalle zone mare. L'IMMOBILE: Palazzina indipendente disposta su tre livelli, rappresenta un'ottima opportunità di investimento grazie alla sua posizione…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €79,000 for 105 sqm, the ask is €752/sqm; assuming habitable condition adds about €200/sqm renovation, for an effective €952/sqm. That is well above this catalog baseline of €445/sqm in Sicilia townhouses, though the near-sea location (1 km), central position and terrace/balconies support some premium.
More on the house and the area
The standout here is the huge private terrace with open rooftop and hill views, plus a pleasant central Sicilian street setting near the sea. It is a real, usable house with bathrooms, floors, doors and furnished rooms already in place, so this is not a shell. But the interiors are tired, the kitchen is minimal, and some visible deterioration means it feels more like a solid refresh project than an instant 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 – €12,000
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 are dated and need clear cosmetic updating.
- Visible peeling ceiling paint suggests moisture or maintenance issues to check.
- Kitchen is very basic and undersized for full-time living.
- Terrace is a big asset, but the outlook is urban rather than truly dramatic.
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.