Casa indipendente in Sp54
Proponiamo in vendita, deliziosa baita di montagna, situata nella contrada di Mandria del Conte, una ridente localita' montana, posta vicino un bellissimo laghetto, tra Piano Zucchi e Piano Battaglia, nel cuore del Parco delle Madonie a. La casa indipendente, su due livelli, e' stata costruita nel 1972, con una superficie totale di 140 m² e una giardino in parte alberato...
What it really costs
See what needs doing and what each job costs
At €714/m², the €100,000 asking price is already 53% above the €467/m² regional baseline before allowing for the unknown condition of this 1972 house. The mountain setting near a lake and the Madonie Park add appeal, but missing condition, energy, and habitability data make this a weak value unless it is better maintained than described.
More on the house and the area
A genuinely charming mountain chalet in the Madonie Park, surrounded by mature conifers, garden space and dramatic rocky mountain scenery. The house appears solid, roofed and immediately usable, with warm wood interiors, a large working fireplace, four bedrooms and two bathrooms rather than being a renovation shell.
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€28,000 – €49,000
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.
- Interiors and finishes are attractively rustic but visibly dated.
- The wooded mountain setting may mean ongoing maintenance for trees, paths, fences and exterior woodwork.
- Energy performance and utility details are not provided.
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 75/100The cluster sits in the Madonie mountain range. It is inside or on the edge of Parco delle Madonie (Madonie Regional Natural Park). Pizzo Carbonara (1,979 m), the highest peak of the Madonie, lies within about 15 km. The nearest local town is Castelbuono, which has the Castello dei Ventimiglia and basic services. The nearest coastal service town in the area is Cefalù, which has a railway station and beaches. Parco delle Madonie is managed as a regional natural park and is noted for botanical diversity and mountain hiking routes.