Rustico/casale in Via San Michele
Opportunità Unica nel Cuore Storico di Marsala – Bivano Indipendente da Ristrutturare Sei alla ricerca di un immobile dal fascino antico da trasformare in un'accogliente casa vacanze, un pied-à-terre o un investimento ad alta redditività? Nel suggestivo e storico contesto di Via San Michele a Marsala, vi proponiamo un bivano dal carattere autentico, ricco di storia e pronto per...
What it really costs
See what needs doing and what each job costs
At €13,000 (€371/m²), the asking price is below the €390/m² baseline, but renovation raises the estimated effective cost to about €1,071/m² (€37,500 total). The historic Marsala location and 1 km distance to the sea add value, but the zero-bathroom record and missing condition details reduce confidence.
More on the house and the area
The arched openings, exposed brick and old timber ceiling give this tiny Marsala property genuine historic character. However, it is currently a bare, worn interior with no bathroom and substantial renovation needed, so it reads more as a project than a ready-to-live-in Italian home.
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€7,000 – €12,000
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.
- Major renovation required, with heavily deteriorated plaster and masonry.
- No bathroom is listed, and utilities/structural condition are unclear.
- The property is only 35 sqm, limiting layout options.
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 55/100The cluster is in the built-up area of Marsala, so the resident setting is urban fabric on the low western Sicilian coast. The Stagnone lagoon lies immediately north, with the Isola di Mozia in the lagoon. The coast here is flat and salt-pan country rather than cliffed shore. Trapani is the nearest larger town and Palermo airport is the main airport used for the area. Marsala is known for its fortified wine and for the saline landscape of the Stagnone.