Dammuso San Vito
In contrada San Vito/bukkuram rustico di 45 mq da ristrutturare totalmente, con possibilità di piccolo ampliamento. Terreno 1500 mq. Unico corpo con 2 camere a volta con cucina e forno in un altro dammusino esterno legato al corpo principale.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €65,000 for 45 m², estimated total renovation at €1,300/m² adds about €58,500, producing an effective cost near €2,744/m² versus the €467/m² baseline. The 1,500 m² of land and sea location add value, but the property requires total renovation and has no bathroom, making the asking price weak.
More on the house and the area
This is a highly atmospheric Pantelleria dammuso-style ruin, with thick volcanic-stone walls, vaulted rooms, surrounding countryside and broad island views. The 1,500 sqm of land and distinctive historic character are appealing, but the house is currently an uninhabitable shell with no bathroom and substantial renovation needed.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,300/m², falls in this band.
Materials only, work you may do yourself€18,000 – €27,000
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.
- Total renovation required; the interiors are raw, deteriorated and filled with rubble.
- No bathroom is shown or listed, and utilities/livability are unconfirmed.
- Access, structural condition, permits and the feasibility of the proposed extension need checking.
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 84/100Montagna Grande, an interior volcanic massif and the island's highest point, dominates the landscape within the 15 km radius. The island contains Lago Specchio di Venere, a small volcanic (saline) lake and caldera with nearby thermal springs and fumarolic activity. The coastline is principally rocky cliffs, sea caves and small bays with limited pebble beaches; the main harbour and marina are at Pantelleria town. A small airport is on the island with regular flights to Trapani/Palermo and seasonal connections to other Italian cities. Agriculture on the island is marked by terraced plots, dry-stone walls and traditional dammuso houses; caper cultivation and Zibibbo grapes for Passito di Pantelleria are local specialities. Archaeological remains (including prehistoric stone structures called sesi) and visible Arab-Norman influences in local toponymy and building types are present. The local economy rests on tourism, fishing and specialised agriculture, with services concentrated in the island's principal town.