Casa a Brancaleone
BRANCALEONE – LOCALITÀ SAN GIORGIO Complesso immobiliare vista mare – vendita intera o frazionata A Brancaleone, in località San Giorgio, a breve distanza dal mare, proponiamo in vendita un interessante complesso immobiliare composto da più unità, con ampi spazi esterni e terrazza panoramica vista mare. La proprietà…
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 €99,000 for 330 m², the estimated renovation-adjusted cost is about €1,000/m² versus a €330/m² Calabria baseline, making the apparent discount misleading. Sea views and 1,843 m² of outdoor land add value, but two units are unfinished and the listing leaves cadastral and urban-planning status unspecified.
More on the house and the area
The confirmed sea view, proximity to the coast, large outdoor area and generous 330 m² footprint give this property real dream-home potential at a low price per square metre. However, it is a mixed-condition complex rather than a ready-made home: one unit appears usable, while much of the building is a bare unfinished shell requiring significant investment.
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€65,000 – €116,000
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.
- Most of the upper and ground-floor space is unfinished and needs substantial renovation.
- The overall building is externally raw, with exposed brick, unfinished balconies and visible weathering.
- Verify cadastral/urban-planning status, utilities and how the 1,843 m² outdoor area is allocated if buying a single unit.
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 74/100The area is on the Ionian side of the Calabrian Apennines, with the southern Aspromonte massif rising inland within this radius. The Fiumara di Bruzzano and other short Calabrian torrent valleys cut from the mountains toward the Ionian coast here. Brancaleone Marina is on the Ionian Sea. Part of the inland area falls in or close to Aspromonte National Park. The nearest larger centre with a wider range of services is Locri on the Ionian coast, with shops, schools, hospital services and rail connections. This stretch of coast is known for long beaches backed quite quickly by steep inland relief, and Brancaleone is known for sea-turtle nesting on its beach.