Villa in Contrada Pizzi
Villa singola in vendita nel comune di Villafrati, contrada Mulinazzo, libera al rogito e pronta per essere personalizzata. L’immobile si sviluppa su due livelli fuori terra e presenta uno stato di conservazione da ristrutturare, offrendo ampie possibilità di trasformazione secondo le proprie esigenze. Al piano terra…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingSee what needs doing and what each job costs
At €556/m² before works, this €100,000 villa is already above the local €389/m² benchmark; renovation estimated at about €700/m² brings the effective cost to roughly €1,256/m². The rural location, single bathroom and unspecified age and energy performance further weaken the deal.
More on the house and the area
A spacious Sicilian villa with extensive paved terraces, mature greenery, and attractive views toward the surrounding hills and mountains. The house appears roofed, floored, furnished, and broadly livable, but its dated interiors and neglected outdoor areas mean this is a substantial refresh rather than a polished move-in dream 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€36,000 – €63,000
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.
- The property is described as needing renovation and personalization, despite being furnished and apparently usable.
- Large terraces and outdoor areas are visibly weathered and overgrown.
- Only one bathroom is listed for a 180 sqm, seven-bedroom villa.
- The interiors are very dated and heavily furnished, so modernization would be needed for a dream-home finish.
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.