Casa indipendente in Via Kennedy
PATTI – FABBRICATO CON TERRENO Proponiamo in vendita un fabbricato di circa 150 mq complessivi, disposto su due elevazioni, da con annesso terreno di circa 180 mq. La proprietà rappresenta una soluzione interessante per chi è alla ricerca di un immobile indipendente da trasformare nella propria abitazione, potendo contare anche su uno spazio esterno privato. IL FABBRICATO L'immobile si...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Roof
- Damp
- Windows
See what needs doing and what each job costs
Price €43k but conversion/renovation estimated at €700/m² (~€105k for 150 m²) gives an effective cost of ≈€148k (≈€987/m²) vs regional median €458/m²; 1 km from the sea is positive but the large renovation burden makes this overpriced.
More on the house and the area
Charming old stone frontage and a small private garden with olive/fruit trees give the property real character and potential. However the roof and indoor rooms are heavily damaged and cluttered — this is a substantial renovation project, not a ready-to-live-in 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€30,000 – €53,000
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.
- Serious roof and ceiling damage — likely major structural and roof repairs required
- Interiors are full of debris, plaster loss and are not move-in ready
- Property sits directly on a road so privacy and noise are issues; utilities may be disconnected
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 82/100The cluster is on the Tyrrhenian side of Sicily with the Nebrodi mountains rising inland and the coast of the Gulf of Patti immediately nearby. The sea here is the Tyrrhenian, with a broken shoreline of small headlands and beaches around Capo Calavà and San Giorgio. The Parco dei Nebrodi begins inland within this radius on the higher ground behind the coast. The nearest substantial town is Patti, which has daily services, a railway station and the archaeological area of Tindari just beyond it. The Aeolian Islands are visible offshore in clear weather but they are not part of the local 15 km landscape. The area is known for olive groves, citrus and hazelnuts on the coastal and lower hill slopes, and for summer seaside tourism.