Dammuso in Pantelleria
In contrada Bugeber, a Pantelleria, si propone in vendita una caratteristica proprietà rurale composta da un antico fabbricato in pietra vulcanica e da circa 3.330 m² di terreno. Il fabbricato, originariamente adibito a stalla e oggi censito come magazzino/deposito (C/2), è una costruzione tradizionale pantesca…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
Must be done first
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
The building is currently classified as magazzino (C/2) and thus not legally a dwelling; the listing also shows conflicting cadastral sizes (60 vs 32/22 m²). Estimated renovation ~700€/m² → effective price ≈€95k (~€1,900/m²), so conversion and paperwork risks make this a non-starter for ready habitation.
More on the house and the area
An authentic volcanic‑stone, vaulted Pantescan building with intact shell and very attractive sea and countryside views across 3,330 m² of land. Structurally promising as a restoration project, but requires full interior refit and legal reclassification before it can be lived in.
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€10,000 – €18,000
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 full renovation — no kitchen/bath or finished interior shown
- Currently cadastral discrepancies and the building is registered as C/2 (storage) — conversion to a dwelling will require permits
- Remote island location (Pantelleria) can increase costs for materials, contractors and utilities
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 93/100Pantelleria is a volcanic island in the Strait of Sicily, with a landscape of lava slopes, dry-stone terraces and scattered dammusi. The coast is rocky for most of its length, with sea cliffs, coves and sea stacks, and the main water feature on the island is Lago di Venere, a volcanic lake. Much of the island lies inside Parco Nazionale Isola di Pantelleria. The main settlement of Pantelleria has the port, shops and daily services. The island has UNESCO recognition for the traditional practice of cultivating the zibibbo vine as alberello pantesco, and it is known for capers, passito wine and black volcanic stone architecture.