Immobile indipendente con giardino
Soluzioni Immobiliari propone in vendita un'interessante struttura indipendente da ristrutturare, situata nella centralissima via Vespri a Valderice. La proprietà si sviluppa su una superficie interna di circa 190 mq, arricchita da ampi spazi esterni e da un terreno retrostante di circa 280 mq a destinazione…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
- Wiring
- Windows
See what needs doing and what each job costs
At €90,000 (€474/m²), the property is close to the local benchmark, but its substantial renovation could add about €133,000, bringing the effective cost to roughly €1,174/m² versus €445/m². The 3 km distance from the sea, central location and 280 m² of buildable land add value, but the listing does not say enough about the building’s age, energy performance or renovation scope.
More on the house and the area
This is a large traditional Sicilian townhouse with attractive patterned cement tiles, old doors, timber ceilings and some genuine historic character. However, the interiors are damp and tired, with damaged ceilings, rough cellar spaces and no visible bathroom, so it is a serious renovation project rather than a usable home today.
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€38,000 – €67,000
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.
Show more
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.
- Substantial renovation is required, including widespread damp, damaged ceilings and deteriorated finishes.
- No bathroom is visible in the gallery despite the listing description mentioning one.
- The property appears vacant and not move-in ready; utilities and structural condition need verification.
- The street-facing exterior is heavily weathered and offers no notable view or setting appeal.
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 74/100Monte Erice rises immediately above the area, with the hill town of Erice on the summit and the slopes descending toward the Trapani plain and the Tyrrhenian coast. The coast nearest the area is the Gulf of Bonagia and the sea around Cornino and Custonaci. The Monte Cofano Reserve lies within this radius on the coast near Cornino. Trapani is the nearest town of size, with port services, shops, schools and rail connections. Erice has a preserved historic centre and is listed among I Borghi più belli d'Italia. This part of western Sicily is known for sea-salt pans around Trapani and Paceco, tuna-fishing history on the coast, and views toward the Egadi Islands.