Casa indipendente in Via Roma, 186, Belpasso,
Belpasso: Soluzione singola composta al piano terra da un ingresso indipendente con accesso a scale che portano al 1° Piano composto da ingresso, angolo cottura, 2 camere da letto, camera singola e bagno. DISCRETO STATO.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Heating
- Kitchen
See what needs doing and what each job costs
Asking €55,000; with an estimated €600/m² renovation the effective price ≈ €94,000 (≈€1,446/m²), far above the local baseline of €378/m². The description calls the property 'DISCRETO STATO' while the condition is listed as 'Needs renovation', a contradictory claim.
More on the house and the area
A compact town house in Belpasso with handsome period details — high ceilings, original patterned floor tiles and a small balcony overlooking the main street and church. The layout is intact and clearly habitable but would benefit from cosmetic renovation and modernising the kitchen/bathroom. Excellent value for someone after a characterful urban base near town services, not a countryside retreat.
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, €600/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€13,000 – €23,000
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.
- Needs cosmetic renovation and updating (listed as 'discreto stato' / needs renovation).
- Small footprint (65 m²) with a single bathroom — tight for a family.
- Facing a main street — some traffic noise and limited private outdoor space.
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 74/100Mount Etna rises immediately to the north, and the southern slopes of the volcano begin around the town. The Simeto river plain lies to the south and east. Parco dell’Etna is within the area on the upper slopes. The nearest ski lifts are on Etna around Piano Provenzana and Rifugio Sapienza, roughly 45 to 60 minutes by road depending on the side. Catania is the nearest large city, with a full range of services, a major historic centre and the airport. The area is known for Etna’s lava landscapes, vineyards, pistachios from nearby Bronte, and villages built on or beside old lava flows.