Villa in Contrada Mancusi
CONTRADA MANCUSI - VILLAFRATI (PA) Nel comune di Villafrati, proponiamo in vendita una villa singola che offre un ambiente accogliente e funzionale. La proprietà, di 141 mq, è stata costruita negli anni '80 e ristrutturata nel '90, garantendo una struttura solida e ben mantenuta. La villetta indipendente si sviluppa interamente al piano terra, facilitando l'accesso e la fruibilità degli...
What it really costs
See what needs doing and what each job costs
The €70,000 price is €496/m², but allowing roughly €200/m² for a villa last renovated in the 1990s gives an effective €696/m², well above the Sicilia baseline of €389/m². The solid, maintained condition, garden, parking and terrace support livability, but the location is 14 km from the sea and the premium is not compelling.
More on the house and the area
A solid-looking single-story villa with a remarkably generous covered terrace, extensive private land, productive fruit and olive trees, and attractive Sicilian hill views. The exterior appears usable and cared for rather than a renovation shell, though the worn concrete surfaces and lack of interior photos prevent a top-tier score.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€9,000 – €16,000
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.
- Interior condition and layout are not shown in the gallery.
- Large outdoor areas appear somewhat utilitarian and weathered.
- Rural location may mean reliance on a car and ongoing garden maintenance.
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 52/100The area is in the inland hills east of Palermo, with cultivated slopes, olive groves and mixed rural valleys. The Eleuterio river valley is nearby, and the Monti Sicani lie farther inland rather than inside the immediate landscape. Palermo is the nearest city of size, with the full range of services, rail links, port and airport access. This part of eastern Palermitano is known for agriculture, especially olives, cereals and small inland hill towns.