Un angolo di verde in città dove creare la tua villetta indipendente
In Fondo Caminneci, nella zona ex Grande Migliore, a pochi passi da Viale Regione Siciliana Nord, Il Dottore dell'Immobiliare propone in vendita una proprietà particolare e ricca di potenziale, pensata per chi sogna indipendenza, spazio esterno e libertà senza allontanarsi dalla città. La posizione rappresenta uno dei…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationMust be done first
- Roof
- Bathroom
- Kitchen
See what needs doing and what each job costs
This is described as a 1950s ruin requiring complete renovation: at €98,000 plus roughly €75,900 for 69 m² of works, the effective cost is about €2,520/m², far above the local reference of €389/m². The 750 m² plot and position about 3 km from the sea add value, but the listing's proposed mezzanine and portico are only possibilities, not finished living space.
More on the house and the area
The 750-square-metre garden is the real attraction, with mature citrus and grapevines, a mountain backdrop and a distinctive old stone outbuilding. However, the 1950s structure is a bare, cluttered renovation project with a severely deteriorated roof and no usable kitchen or bathroom visible, so it is a future home rather than a livable one today.
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€27,000 – €41,000
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.
- The property is explicitly described as a rudere requiring complete renovation, not a move-in home.
- The roof is visibly deteriorated with holes, and the interior lacks finished living facilities.
- Utilities, permits, structural condition and redevelopment feasibility should be verified before purchase.
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 55/100This is within the built-up area of Palermo, so the lived setting is urban streets and dense city fabric rather than open landscape. Monte Pellegrino rises immediately above the city to the north, and the Tyrrhenian coast is close by with the Gulf of Palermo and the beaches around Mondello inside the local area. Palermo is the nearest major city and has a large historic centre, major monuments, port, airport access and full city services. Palermo Arab-Norman monuments and the cathedrals of Cefalù and Monreale are a UNESCO World Heritage Site, with several of the listed buildings in the city and Monreale just outside it. The area is known for its historic urban fabric, markets and seafront setting.