Rustico in Messina
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.3498577362
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The €15,000 price covers 1,200 m² of agricultural land with a tool deposit and only an approximately 40 m² loft, not a clearly legal dwelling. The “habitable” label conflicts with the description, and the listing does not establish residential use or permitted conversion.
More on the house and the area
The plot has a genuinely attractive green hillside setting near Messina, with a distant mountain view and plenty of land for a rural lifestyle. However, the photo does not prove a beautiful or usable home: the listing describes a small loft and tool depot rather than a clearly established farmhouse. At €15,000 it is intriguing as a bargain rural project, but not yet a dream home.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€238,000 – €421,000
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.
- The gallery image shows agricultural land, but no habitable house is visible.
- The description calls the structures a 40 sqm loft and tool storage, so actual residential usability needs verification.
- Water is collected in two tanks; utilities, access, permits, and legal residential status are unclear.
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.