Villa in Fondo Caminneci
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
See what needs doing and what each job costs
At €98,000 for 51 m², the asking price is €1,922/m²; allowing about €700/m² for the unspecified condition puts the effective cost near €2,622/m², far above comparable Palermo stock at €389/m². The garden and location 3 km from the sea help, but the listing only describes a property with “potential” and does not state its condition, construction year, or energy performance.
More on the house and the area
The property has a pleasant Mediterranean garden, mature oleander and citrus-like vegetation, plus a clear mountain backdrop near Palermo. The old stone building adds character, but the photo does not prove a finished, move-in-ready home; it currently reads more as a potentially attractive project than a dream house.
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€10,000 – €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.
- Only the exterior is shown; the home's interior condition and livability are unclear.
- The stone structure appears dated and may require renovation or conversion work.
- Directly beside a modest paved lane, so the setting is not especially secluded.
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.