Casolare sul mare, Piano Torre
Il Gruppo "Chronocasa", sede di Via Garibaldi n. 126 propone in vendita interessante casale, di circa mq 180. Ottima posizione fronte mare. Giardino/ terreno di circa 5500mq adibito ad uliveto. Totalmente da ristrutturare. Consulente diretto: tel. +39 340 936 5109 (anche su WhatsApp) Oppure, contatta la…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
At €82,000 for 180 m² (€456/m²) but described as “totalmente da ristrutturare”, I estimate renovation at €1,100/m² (≈€198,000), giving an effective cost ≈€1,556/m² — far above the regional median €408/m². Sea-front position and 5,500 m² of olive grove help, but heavy full restoration makes this an overpriced, high‑work project.
More on the house and the area
Solid two‑storey farmhouse with a large 5,500 m² olive grove and clear sea views — very appealing setting. The building appears roofed and structurally intact but is in need of substantial renovation, so it’s a strong value for someone ready to make it a real, lived‑in home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€71,000 – €105,000
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.
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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.
- Property needs substantial renovation — interior likely requires full refit (kitchen/bathrooms/finishes)
- No detailed interior photos or energy/cadastral documents provided in listing
- Land (olive grove) will need clearance and ongoing 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 55/100This is inside the built-up area of Messina on the Strait of Messina, with Calabria visible across the water and ferry traffic to Villa San Giovanni and Reggio Calabria. The Peloritani rise immediately behind the city, forming short steep valleys and ridge roads within a few kilometres of the urban fabric. The nearest substantial natural landscape within the radius is the Peloritani range rather than a protected national park. Messina is the nearest city of size and has the port, the university, major services, rail connections and the cathedral area. The wider zone is known for its strait setting and for transport links between Sicily and the mainland.