Palazzina indipendente da ristrutturare con terrazza
**CASTELDACCIA – PALAZZINA INDIPENDENTE DA RISTRUTTURARE CON TERRAZZA** Nel cuore di Casteldaccia, precisamente in Via San Giuseppe, proponiamo in vendita una palazzina indipendente di 91 mq commerciali, disposta su più livelli e dotata di terrazza. L’immobile, totalmente da ristrutturare, si sviluppa su tre…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Price €20,000 plus estimated renovation €63,700 (€700/m²) gives an effective cost ≈€920/m², well above the regional median of €435/m². Coastal location (1 km) is attractive, but the heavy renovation burden and high effective €/m² make this an overpriced renovation project.
More on the house and the area
A solid, roofed town-house with original stone façade and a small balcony that gives real historic character. The building is fully to be renovated but is a genuine, affordable opportunity to create an independent home near the sea — perfect for a hands-on buyer ready for restoration work.
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€18,000 – €32,000
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.
- Needs full renovation — likely plumbing, electrical and finishes required
- Balcony and façade show visible decay; structural inspection recommended
- No interior photos provided; condition of floors/roof/rooms unknown
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 68/100The Tyrrhenian coast is at the edge of the settlement, with beaches and short rocky stretches between Casteldaccia, Santa Flavia and Altavilla Milicia. Monte Catalfano rises just east at Santa Flavia, a coastal limestone massif protected as a nature reserve, with open views over the gulf. The Eleuterio river reaches the sea nearby. Palermo is the nearest large city and provides the full set of services, rail connections, port and airport access. Bagheria, a nearby town of size, is known for its historic villas, including Villa Palagonia and Villa Cattolica. Solunto, the archaeological site above Santa Flavia, is within the same coastal strip. This stretch is known for citrus cultivation and for the fishing and seaside settlements of the eastern Palermo coast.