Villino indipendente Belpasso
Proponiamo in vendita nel comune di Belpasso precisamente in Contrada Scorsone un villino indipendente. L'immobile si presenta totalmente da ristrutturare ed è ubicato su un ampio terreno di 5.100 mq. circondato da 40 alberi di ulivo con frutto, 5 alberi di mele dell'etna, 2 mandorli e 1 di gelsi neri. Internamente è…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Damp
- Wiring
- Heating
See what needs doing and what each job costs
Estimated full renovation €700/m² → ≈€70,700; effective price €155,700 for 101 m² ≈ €1,542/m² versus regional median €379/m². Good photos and a large 5,100 m² plot with olive trees are positives, but the scale of renovation makes the effective cost far above local norms.
More on the house and the area
Charming countryside villa with high wooden ceilings, exposed beams and a brick oven/fireplace — plenty of character and a covered veranda. The structure is intact and clearly habitable but needs cosmetic and some structural renovation; the large 5,100 m² plot with productive olive trees is a major bonus and makes the price a real bargain.
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€20,000 – €35,000
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 renovation (plaster, some ceiling/roof repairs visible)
- Signs of damp and peeling plaster on interior walls
- Only one bathroom and basic utilities; rural access
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.