Casa Indipendente in vendita a Monreale, San Martino delle Scale
Vendita casa parzialmente ristrutturata con vista mare e giardino privato a San Martino delle Scale Situata nella tranquilla e servita frazione monrealese di San Martino delle Scale, questa casa parzialmente ristrutturata e in buone condizioni offre un'opportunità unica per chi cerca una residenza con ampi spazi…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €76,000 plus an estimated €100/m² renovation (≈€12,100) the effective price is about €727/m², well above the regional median of €435/m². The house is habitable and partially renovated in 2024 with 40 photos, a 337 m² garden, garage and sea view, but those extras don’t justify the ~67% premium over the local median, so this looks overpriced.
More on the house and the area
A genuinely usable, partially renovated hillhouse with a real sea view, private 337 m² garden with fruit/olive trees and a cosy working fireplace — you could move in quickly. The setting and price are very attractive, though the exterior and access are a bit rustic and would benefit from tidying up.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €100/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€4,000 – €7,000
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.
- Steep/uneven external access and parking area — driveway slopes heavily.
- Exterior façades, balconies and some finishes look dated and will benefit from maintenance.
- Modest kitchen and small rooms in places — not a luxury finish, but fully habitable.
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 72/100The cluster is on the slopes above the Conca d’Oro west of Palermo, with Monte Caputo immediately above Monreale and the inland ridges of the Sicani and western Sicilian uplands starting not far to the south. Palermo and the Tyrrhenian coast are close by, but within the immediate 15 km radius the defining feature is the hill setting over the plain rather than open coast. Monreale itself has the cathedral and cloister with UNESCO status as part of Arab-Norman Palermo and the Cathedral Churches of Cefalù and Monreale. Palermo is the nearest large city and provides the full range of services, rail links and airport access. The area is known for the historic mosaic cathedral and for citrus and olive cultivation on the slopes and plain.