Rustico/casale in Via Vespri 443
Nel cuore del centro storico di Valderice, tra la centralissima Via Vespri e Via Misericordia, proponiamo in vendita un affascinante stabile d’epoca dal grande potenziale architettonico e storico. L’immobile, completamente da ristrutturare oppure ideale per un intervento di demolizione e ricostruzione, conserva ancora…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Structure
- Roof
- Damp
- Windows
See what needs doing and what each job costs
At €55,000 (€138/m²), the purchase price is far below the €390/m² local benchmark, but the 400 m² historic building is completely to renovate or potentially demolish and rebuild, implying roughly €440,000 in works before purchase costs. Its historic-center location and proximity to the sea add value, but the listing does not state the building’s legal, structural, or energy condition.
More on the house and the area
This is a large historic Sicilian building with attractive pale stonework, original arches, a shrine-like façade detail, and substantial 400 sqm potential at a low asking price. However, the gallery shows a severely deteriorated, partly roof-damaged structure with raw interiors and no evidence of a usable home today, so it is a redevelopment project rather than a dream house ready to live in.
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€158,000 – €234,000
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.
- Major renovation or possible demolition/rebuild project, not currently livable.
- Visible roof damage, vegetation, deteriorated walls, and empty/raw interiors.
- No clear evidence of a finished kitchen, usable bathrooms, utilities, or move-in condition.
- Urban setting with street exposure; the mountain glimpse is limited rather than a broad view.
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 78/100Monte Erice rises above the area, with the ridge and slopes immediately behind Valderice. The Tyrrhenian coast is close, with the shoreline around Cornino and the Cofano headland within the local area. The Monte Cofano oriented nature reserve lies nearby on the coast, and the Zingaro reserve is farther away but not inside the immediate radius. Trapani is the nearest town of size, with port services, shops and rail links. Erice is the main historic centre above Valderice, with its preserved hill town fabric and its inclusion among I Borghi più belli d'Italia. The area is known for the hill-and-coast setting between Erice and the Trapani side of western Sicily, with olive groves and sea views common on the slopes.