Rustico/casale in Contradasan Nicola
Tel. Cell. Descrizione: Sicilia, Palermo, Cefalù, nella contrada San Nicola, vicino al rinomato Hotel Costa Verde, proponiamo in vendita un interessante appezzamento di terreno pianeggiante di 3.800 mq sul quale insiste un antico fabbricato di 105 mq, disposto su due elevazioni, completamente da ristrutturare.…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Price plus a full restoration (~1,100€/m²) yields ~2,385€/m² (≈€260k total) versus the regional baseline of €387/m², so this is overpriced for a full‑restore farmhouse. The description also mentions Cefalù/Costa Verde while the listing town is Assoro, which is contradictory.
More on the house and the area
An ivy‑clad two‑storey farmhouse with a mature, terraced garden, pergola columns and a small decorative structure — very characterful outside. The roof looks intact and the setting is attractive, but the building is being sold for full renovation, so this is a project house rather than a move‑in ready 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€43,000 – €64,000
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 is advertised as completely to be renovated — expect a full refurbishment of interiors and systems (plumbing/electric/heating).
- Facade shows cracks and windows/doors are damaged or boarded — get a structural survey before purchase.
- Garden and paths are overgrown and will need clearing and 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 52/100The cluster is in inland central Sicily in the province of Enna on the island's hilly interior. The landscape within about 15 km is predominantly agricultural hills with olive and almond cultivation, patches of arable land and small wooded areas. There is no sea, large lake, named mountain range or national/regional park inside 15 km. The nearest larger town is Enna (provincial capital), roughly 20–25 km away, which provides provincial administrative services, a hospital and railway connections; closer small towns such as Agira and Nissoria offer local shops and basic services. No ski lifts or alpine resorts are within 15 km (the nearest ski facilities are on Mount Etna, some tens of kilometres away). The area is typical of central-Sicilian interior countryside with small historic towns and agricultural land use.