Villa unifamiliare in Brancaleone
OTTIMA OCCASIONE - ASTA IMMOBILIARE Unità immobiliare sita nel Comune di Brancaleone (RC), contrada SanGiorgio, piano terra, al foglio di mappa n. 40, particella 172, subalterno 7,categoria catastale C/6, classe 2, consistenza 18 mq, superficie catastale 22mq, rendita 37,18 €; unità immobiliare sita nel Comune di…
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
This is explicitly an judicial auction ('ASTA IMMOBILIARE'), which is a veto red flag for this catalog regardless of the low €232/m² asking price versus the €267/m² baseline. The A/7 villa portion appears large and near the sea, but auction risk dominates the assessment.
More on the house and the area
The big villa form, terraces and near-sea location give it some dream value, and there may be sea outlook from the upper levels. But the photos show a tired, neglected building with cracking concrete, damaged plaster and overgrown outdoor areas, so this feels more like a large repair project than an immediately livable coastal 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€28,000 – €47,000
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.
- Exterior and grounds look neglected and weathered
- Visible cracks and damaged render suggest significant repair needs
- Interiors are barely shown and do not prove full move-in readiness
- Auction sale: legal/doc condition should be checked carefully
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 74/100The area is on the Ionian side of the Calabrian Apennines, with the southern Aspromonte massif rising inland within this radius. The Fiumara di Bruzzano and other short Calabrian torrent valleys cut from the mountains toward the Ionian coast here. Brancaleone Marina is on the Ionian Sea. Part of the inland area falls in or close to Aspromonte National Park. The nearest larger centre with a wider range of services is Locri on the Ionian coast, with shops, schools, hospital services and rail connections. This stretch of coast is known for long beaches backed quite quickly by steep inland relief, and Brancaleone is known for sea-turtle nesting on its beach.