Villa unifamiliare in Belpasso
Villetta sita in zona periferica di Belpasso (CT), Via Timpa Magna n. 13, costituita da piano terra e primo, che presenta diverse irregolarità edilizie, oltre ampio terreno sul quale insiste una seconda villetta totalmente abusiva, non sanabile e che andrà demolita. Le foto pubblicate nel presente annuncio e la…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Listed price EUR 72,457 for 660 m² but the property has several building irregularities and a second villa described as totally abusive and non-sanable (to be demolished). I estimate heavy works at EUR 700/m² (total effective price ≈ EUR 534,457 → ~EUR 810/m²) versus local baseline EUR 378/m², so the effective cost is well above market and the listing needs legal/technical due diligence.
More on the house and the area
A modest countryside villa plot with open rural views and established vegetation — appealing for land and a quiet location. However the listing warns of significant irregularities and an illegal second building that must be demolished, so this is a project with legal/renovation work rather than a ready-to-live-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€131,000 – €232,000
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.
- Property has documented irregularities and a second unpermitted (abusive) villa on the land which the listing says is non-sanabile and must be demolished.
- No interior photos or clear evidence the main villa is legally compliant or move-in ready — expect legal and rebuilding costs.
- Possible utilities, access or cadastral issues not shown; full documentation must be reviewed before bidding.
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 78/100Mount Etna rises immediately to the north, and Belpasso sits on the southern side of the volcano in a landscape shaped by historic lava flows. The Parco dell'Etna begins nearby on the upper slopes. The nearest ski lifts are on Etna at Rifugio Sapienza, roughly a 25-minute drive in normal conditions. Catania is the nearest large city, with full services, a university, a major railway station and the airport. The area is known for Etna viticulture, pistachios from the southwest Etna belt, and settlements rebuilt after eruptions and earthquakes.