Villa in Contrada Ciandro, Casteldaccia,
CARATTERISTICHE PRINCIPALI - L'edificio esistente, A/7 (villino), consente la ricostruzione legale di un'abitazione di 57 m² su un volume comprovato. - A 400 m sul livello del mare con vista panoramica a 180°. - Terreno di 4.882 m² con circa 65 ulivi, che producono 450 litri di olio all'anno. Situata sulle colline…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationMust be done first
- Structure
- Roof
- Wiring
- Plumbing
- Bathroom
- Kitchen
See what needs doing and what each job costs
Price €65,000 plus an estimated rebuild (~€1,100/m² × 65 m² = €71,500) gives an effective cost of ~€136,500 (≈€2,100/m²) versus the local median of €380/m². The large olive grove, cistern and legal residential footprint are positives, but the need for total demolition/rebuild makes this expensive relative to the local market.
More on the house and the area
A spectacular hilltop plot with a productive olive grove and sweeping 180° sea views — excellent for someone wanting to build a bespoke small house. The current 57 m² dwelling is in very poor condition and will likely need demolition and full reconstruction, so this is a land + permit opportunity rather than an immediately livable 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€26,000 – €38,000
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.
- Existing building is dilapidated and the listing recommends demolition and full reconstruction — not a move-in home.
- Access appears to be via unpaved track on hilly terrain; check vehicle access and road maintenance.
- Utilities need verification: a large cistern and Imhoff septic are present, but electrical and mains connections are not confirmed.
- Local planning/permits required to rebuild to the allowed 57 m² volume — factor in rebuild costs and approvals.
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.