Casa indipendente
A Nicolosi terrazza dell'etna nel centro cittadino, esattamente in via vittorio Emanuele, zona servita da tutto Auteri Immobiliare propone in vendita un palazzetto singolo con progetto approvato per la ristrutturazione, l'immobile è disposto su due livelli, un garage, un piano ammezzato ed un primo piano con terrazzo…
What it really costs
See what needs doing and what each job costs
At €99,000 for 125 sqm, the asking price is €792/sqm, already well above the low-stock baseline of €492/sqm in Sicily country houses. The text says there is an approved renovation project, which strongly suggests non-habitable/needs-heavy-works condition; using about €900/sqm renovation puts the effective cost near €1,692/sqm, so this looks weak despite the central Nicolosi location and terrace.
More on the house and the area
This is a centrally located Sicilian town house with decent size and a terrace, but the photos show a tired, neglected property rather than a ready dream home. It appears structurally standing and complete, with bathroom, kitchen area and floors in place, yet it needs substantial renovation to become attractive and comfortably livable. The low €/m² helps, but the current wow is limited.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€25,000 – €44,000
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.
- Approved renovation project suggests major work is expected
- Visible damp/staining and neglected interiors throughout
- Terrace and balcony look weathered and may need structural attention
- No meaningful view or notable setting shown in photos
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 78/100Mount Etna rises immediately to the north, and Belpasso sits on the southern side of the volcano in a landscape shaped by historic lava flows. The Parco dell'Etna begins nearby on the upper slopes. The nearest ski lifts are on Etna at Rifugio Sapienza, roughly a 25-minute drive in normal conditions. Catania is the nearest large city, with full services, a university, a major railway station and the airport. The area is known for Etna viticulture, pistachios from the southwest Etna belt, and settlements rebuilt after eruptions and earthquakes.