Rustico/casale in Piazza San Pietro in Mili San Pietro
3TSA18257: Messina sud località Mili San Pietro, a 500 m dal livello del mare in zona panoramica, nei pressi del santuario di Santo Sostene, proponiamo in vendita un terreno agricolo di 1200mq con annesse 2 vasche di raccolta acqua, completa l'offerta un deposito per attrezzi e un loft di 40 mq circa. Consulente diretto tel.
What it really costs
- Registered as agricultural or storage, not as a dwelling
- Land, with no house on it
See what needs doing and what each job costs
The description explicitly says this is a 1,200 sqm agricultural plot ('terreno agricolo') with water tanks, a tool storage building ('deposito per attrezzi') and a small loft, so it is not clearly a lawful dwelling sale. Despite the very low asking price (€15,000), the legal/use red flags veto the deal for buyers seeking a habitable house or standard renovation project.
More on the house and the area
The wow is the setting: a panoramic hillside with big valley-to-sea views and a lot of outdoor space for almost no money. The small loft/deposit appears roofed and basically usable rather than a ruin, but it is very modest and not a polished, comfortable home as shown. This feels like a dreamy view property with simple shelter, not yet a true Italian dream house.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€475,000 – €702,000
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.
- More a basic rural retreat than a full house
- Interiors look very simple and may need updating/checking
- Steep, overgrown land will need regular maintenance
- Likely practical/access/utility limitations to verify
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 55/100On the Strait of Messina, with the Peloritani rising immediately behind the city. The urban area faces both the Tyrrhenian and Ionian sides through the strait, with Calabria visible across the water. The nearest larger natural landscape is the Peloritani range, but this cluster sits inside the continuous built-up area of Messina, a major port city with ferry terminals, a university, hospitals, and city services. Messina is known for the strait crossing, its port, and the earthquakes that shaped the modern city.