Villa in Contrada Cammisini
Vendesi a Collesano, nel Parco delle Madonie, vicino a Cefalu', in Contrada Cammisini, a pochi Km da Collesano, villa unifamiliare di circa 160 mq composta da: - ampio salone, ampia cucina, 3 stanze da letto e bagno + magazzino. La villa insiste su un appezzamento di terreno di 9.600 mq dove vi è un pozzo acqua. Bellissimo panorama sulle colline...
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
At €90,000 (€562/m²), this is about 44% above comparable local villa pricing; allowing roughly €200/m² for the unspecified condition raises the effective cost to about €762/m². The 9,600 m² plot, private well and panoramic Madonie setting add value, but the listing does not say whether the house is fully habitable or recently renovated.
More on the house and the area
This is a genuinely livable rural villa with a warm traditional interior, exposed wooden beams, a fireplace, established garden and an exceptional Madonie mountain panorama. The 9,600 sqm of land and well make the setting unusually compelling at this price, although the house is dated and has only one bathroom.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€11,000 – €18,000
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 dated and would benefit from cosmetic modernization.
- Only one bathroom is listed for a 160 sqm, seven-bedroom property.
- Rural access, utilities, heating and legal status of the well should be verified.
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 Madonie mountains rise immediately inland from Collesano, with Monte San Salvatore above the town and the higher Madonie massif within the same local area. The Tyrrhenian coast is close at Campofelice di Roccella and Cefalù, and the Imera Settentrionale river valley opens nearby. Much of the surrounding upland falls within the Parco delle Madonie, a regional park. The nearest ski area is Piano Battaglia in the Madonie, reached by a mountain drive of roughly 45 minutes. The nearest substantial town is Cefalù, which has a seafront historic centre, a cathedral and rail links on the Palermo–Messina line. Cefalù cathedral is part of the Arab-Norman Palermo and the Cathedral Churches of Cefalù and Monreale UNESCO listing. The area is known for the Madonie mountain villages, olive groves and access from coast to mountain in a short distance.