Casa Pino - Gratteri
Casa Pino è una dimora di quattro piani, arredata e immediatamente abitabile, con vista sul mare, situata all’ingresso del pittoresco paese di Gratteri, nel Parco delle Madonie, a soli trenta minuti da Cefalù. 180 M² DI SPAZIO ABITABILE PRONTO ALL'USO La proprietà si estende su quattro livelli e offre circa 180 m² di…
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 €85,000 for 169 sqm, the ask is about €503/sqm; with light habitable-upgrade costs estimated at ~€150/sqm, the effective cost is about €653/sqm versus a low-stock baseline of €444/sqm. Strong positives are the immediately habitable condition, 38 photos, furnishings, sea view and flexible layout near Cefalù, but it is not a baseline-beating bargain once light upgrades are included.
More on the house and the area
The real wow here is the elevated village setting: balconies and windows look over rooftops, green hills and out to the sea, which makes it very easy to imagine living here. The house is genuinely habitable now, with furnished rooms, kitchens, bathrooms and solid finishes, though the style is dated and the exterior lacks charm. For the size, sea-view position and ready-to-use condition, it feels notably good value.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €150/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€8,000 – €14,000
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 is plain and a bit rough compared with the setting.
- Interiors are dated/traditional rather than designer-finished.
- Some windows/insulation may need upgrading over time.
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 78/100The cluster sits on the northern slopes of the Madonie. The Madonie Regional Natural Park is within the local area, with limestone mountains and wooded uplands around the inland side of Gratteri. The Tyrrhenian coast is nearby, with the shore at Cefalù the main coastal reference for daily life in this part of the province. The nearest ski area is Piano Battaglia in the Madonie, roughly an hour's drive depending on road conditions. Cefalù is the nearest substantial town, with rail services, a full range of shops and services, and a Norman cathedral in a historic centre. Cefalù is a UNESCO World Heritage site for the Arab-Norman Palermo and the Cathedral Churches of Cefalù and Monreale. This area is known for the Madonie mountain landscapes and for the Cefalù coast.