Terratetto unifamiliare in Erice
Napola, sulla principale Via Milano, disponiamo in vendita una soluzione indipendente con ampio cortile e giardino di pertinenza. La costruzione di 134 mq circa, ubicata al piano terra, si sviluppa tutta su unico livello ed è stata realizzata nel 1965 circa, al suo interno è rimasta completamente allo stato originario…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
- Wiring
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €38,000 (€284/m²), the asking price is attractive, but the fully original condition implies roughly €700/m² in renovation, bringing the estimated all-in cost to about €984/m² versus €445/m² for comparable local stock. The independent layout, 150 m² garden, parking potential and nearby services add practical value, but the renovation burden is substantial.
More on the house and the area
This independent Sicilian house has genuine character in its old stonework, tiled roofs, courtyard, and sizeable rear garden, with a pleasant mountain view beyond. However, the interiors are dusty, deteriorated, and largely original, while the bathroom and utility areas appear unusable, making this a major renovation project rather than a livable home.
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€26,000 – €47,000
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.
- Requires substantial renovation throughout, including floors, plaster, wiring and plumbing.
- Bathroom is visibly unusable and no finished kitchen is shown.
- The property fronts a busy-looking main road; roof and structural condition should be professionally checked.
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 82/100Monte Erice rises directly above the area, with the historic hill town on the summit and steep slopes dropping toward the Trapani plain and coast. The Tyrrhenian coast is nearby, with the salt pans and lagoon landscape between Trapani and Marsala within the surrounding area. The Monte Cofano and Zingaro coasts are farther away and do not define the immediate landscape. Trapani is the nearest town of size, with port, rail links and full services. Erice is known for its medieval hill town and views over western Sicily.