Rustico/casale
***AFFARE*** Rustico Indipendente con Vista Panoramica sull'Etna e sul Mare Scopri questo rustico indipendente di circa 85 m² in categoria C2, perfetto per chi sogna una proprieta' tranquilla con vista mozzafiato. Situato in posizione panoramica privilegiata, gode di una splendida vista sull'Etna, sul mare e sul porto di Riposto. Un'opportunità rara a soli 39.000 euro! La proprietà, risalente...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
Must be done first
- Roof
- Connections
- Wiring
- Bathroom
- Kitchen
See what needs doing and what each job costs
The property is declared in cadastral category C2 (storage), so it cannot legally be a dwelling without conversion. Estimated conversion ~€1,100/m² → total cost ≈€132,500 (~€1,559/m²) vs local median €390/m²; the listing omits condition and energy class.
More on the house and the area
Lovely, characterful stone rustico with original beams, an old press and sweeping views of Mount Etna and the sea set in an olive grove. Visually very appealing and a strong bargain, but it’s a project: not currently habitable and needs comprehensive restoration and paperwork to make it a 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€34,000 – €50,000
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.
- Classified C2 (non‑habitable) — likely needs change-of-use and permits
- Interior is a rustic shell with no bathroom or kitchen; full renovation required
- Roof timbers/tiles and structural repairs likely; utilities may need new connections
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 78/100Mount Etna rises immediately inland, with the lower eastern slopes and lava-built terraces within this area. The Alcantara river valley is nearby to the north, and the coast on this stretch is the Ionian shore between Fiumefreddo beach and Giardini Naxos. The Parco dell'Etna begins higher up on the mountain above the coastal belt. The nearest ski lifts are on Etna around Piano Provenzana, roughly an hour's drive depending on the starting point and road conditions. The nearest town of size is Giarre, with everyday services and rail connections, while Taormina is nearby on the coast with a major historic centre and tourism. The area is known for citrus groves, especially around the Fiumefreddo plain, and for the meeting of volcanic slopes, river gorges and the Ionian coast.