Casa Marinella - Mistretta
Una proposta dal rapporto qualità-prezzo eccezionale per un acquirente con un po' di tempo da investire e voglia di ristrutturare, Casa Marinella è una villa con quattro camere da letto e una vista imbattibile. Chilometri di splendide colline davanti a voi Ai margini occidentali del Parco Naturale dei Nebrodi, a meno…
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 €85,000 for 211 m² (€403/m²), the ask is slightly below the Sicily townhouse baseline of €444/m², but the house still needs major works; with about €800/m² renovation, effective cost is roughly €1,203/m². The score is supported by the large size, sea/panoramic setting and strong photo set, but pulled down because the upper floor is unfinished and requires substantial completion work.
More on the house and the area
The real wow here is the huge panoramic mountain-to-sea view and the feeling of living in your own olive grove on a Sicilian hillside. This is a genuine, usable house with big outdoor living spaces and characterful rustic touches, but it is not finished: the upper floor still needs substantial work. At €85k for 211 sqm with this setting, the value effect is strong.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€42,000 – €74,000
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.
- Upper floor appears unfinished and still mid-renovation.
- Exterior and terraces are functional but visually rough rather than beautiful.
- Garden/olive grove is steep and somewhat overgrown.
- Only one fully usable bathroom is evident from the facts.
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 72/100The Nebrodi Mountains rise immediately inland here. The Tyrrhenian coast is close, with the shoreline around Santo Stefano di Camastra and Castel di Tusa within the local radius. Much of the surrounding inland area falls in the Nebrodi Regional Park. The nearest sizeable town is Santo Stefano di Camastra on the coast, with everyday services and rail access, while Cefalù is farther west for a larger concentration of shops and tourism services. Mistretta itself has a substantial historic hill town fabric and is known locally for its old churches and stone-built centre. This part of the western Messina province is known for mixed mountain pasture, wooded slopes and hill settlements between the Nebrodi interior and the Tyrrhenian.