Casa indipendente in Via Caffuti
Casa indipendente nel parco dei Nebrodi, a 20 minuti da Capod'orlando, doppio ingresso infissi nuovi, tre balconi , vista spettacolare sulla vallata
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
The €25,000 asking price is well below the €464/m² local benchmark, with new window frames, two bathrooms, balconies and a scenic Nebrodi setting. However, the listing does not state the condition; allowing roughly €500/m² for possible works gives an estimated all-in cost near €75,000, or €750/m².
More on the house and the area
This is a real, furnished and clearly livable village house with multiple balconies and a spectacular Nebrodi valley view. The traditional tiled floors, old furniture and hillside setting add character, while the €25,000 price is unusually compelling for roughly 100 m² with two bathrooms. It is not polished or turnkey-modern, but appears suitable for living immediately with cosmetic upgrades over time.
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.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€12,000 – €20,000
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.
- Interiors are fully usable but visibly dated, especially the kitchens and bathrooms.
- The house is in a dense hillside village, with stairs and likely limited vehicle access.
- Exterior plaster and some older doors/windows may need maintenance or refreshing.
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 72/100The cluster is in the Nebrodi range. The Fitalia stream valley and the upper courses of small Nebrodi torrents cut the slopes here, and the Tyrrhenian coast is not far beyond the hills. The Parco dei Nebrodi lies within this area. The nearest substantial town is Capo d’Orlando on the Tyrrhenian, which has the main coastal services and rail connections; Patti is the nearest larger historic centre to the west. This part of the Nebrodi is known for forested slopes, pasture and hazelnuts.