Casa indipendente d’epoca con giardino da ristrutturare nel
Nel centro di Pannaconi, caratteristico borgo del Comune di Cessaniti, immerso nel tranquillo entroterra collinare e a breve distanza dalla rinomata Costa degli Dei, proponiamo in vendita una casa indipendente d’epoca di circa 140 mq, disposta su due livelli e dotata di un piccolo giardino privato di circa 20…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
- Wiring
See what needs doing and what each job costs
At €28,000 plus an estimated €154,000 renovation, the effective cost is about €1,300/m² versus a local reference of €433/m², making this a weak financial proposition despite the low purchase price. The 4 km distance from the sea, private garden and authentic village setting add appeal, but the listing says it is completely to renovate.
More on the house and the area
This is an authentic old village townhouse with a traditional balcony, arched doorway, and some period character, but the exterior is plain and there is no demonstrated view. The interior is cluttered, damp-looking, and far from move-in ready, making this a substantial renovation project rather than a livable cheap home.
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€55,000 – €82,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Completely in need of renovation, with dirty and damaged interiors.
- No usable kitchen or bathroom is visible in the gallery; utilities and systems need verification.
- The claimed 20 sqm private garden is not shown, and there is no sea or landscape 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 78/100The cluster is on the Tyrrhenian side of Calabria near the Costa degli Dei, with the sea and the Gulf of Sant’Eufemia close by. Capo Vaticano and the coast south toward Tropea are within about 15 km, with rocky points, small coves and clear views toward the Aeolian Islands in clear weather. Tropea is the nearest town of note, with a historic centre on a cliff above the sea and a developed tourist waterfront. Vibo Valentia is the nearest larger town, with the province’s main services and rail connections at Vibo Marina. The area is known for beaches and for the red onion of Tropea IGP.