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Plot Gorgone – Gratteri

€ 55.000

Gratteri - 90010 - contrada mandilo

#86935457

0 Rooms
0 Bathroom
27229 m²

South-facing Land with Planning Permission for a Luxury Campsite near Cefalù, in the Madonie Park

On the southern slopes of the Madonie Natural Park, about 350 metres above sea level, Plot Gorgone is a 2.5-hectare plot of land with planning permission for a rural tourism development. It overlooks the surrounding hills and the picturesque village of Gratteri, with a south-west-facing hillside that catches the afternoon sun and offers fine sunsets over the Sicilian countryside.

Plans exist for the construction of a high-end “glamping”-style campsite, to include six independent pitches as well as a main lodge with restaurant facilities, a guest building with three en-suite bedrooms and a natural swimming pool. All the key authorisations have already been granted and the paperwork, which is included in the asking price, includes the geological survey, the Madonie Park environmental clearance and the municipal building permit.

Because of the advanced nature of the development, the sale will occur through the transfer of the company that owns the land, Ecoturismo Valle di Gratteri SRL. As well as guaranteeing that you take ownership of the entire project, this will cut the costs of the transaction significantly. Between notary and tax costs you will save an estimated €8,000 compared to a standard property transaction. Everything about the business entity is legitimate, well stewarded and ready to operate from day one.

The nearest beaches and supermarkets are fifteen to twenty minutes downhill, and the celebrated beach town of Cefalù, just twenty-five minutes away, will be a huge draw for guests.

If you want the means to support yourself and your family while starting a new life in Sicily, or you're an investor attracted by the commercial potential of a bespoke hospitality project, the combination of approved plans and a hugely competitive asking price makes this a great opportunity to try your hand at developing land in Sicily.

The Property

The land covers approximately 2.5 hectares of rolling hillside, partially covered with olive trees, some other fruits and Mediterranean vegetation. It slopes towards the south-west, ensuring natural light throughout the day and particularly warm afternoons. The vegetation has regenerated well following a fire some years ago and is now almost fully restored.

The route of an internal access road has been marked out across the property, entering from the upper boundary near a designated parking area. The approved plans position six independent luxury camping pitches along this road, generously spaced across the hillside to offer privacy and a sense of immersion in the landscape.

At the lower end of the estate, the plans provide for a main house intended as a reception and dining area, alongside a second building containing three bedrooms, each with its own bathroom. The two structures together would offer approximately 220m² of built space. Nearby, a natural swimming pool designed to complement the ecological character of the project completes the scheme.

Water management has been carefully planned, with a drinking water cistern near the entrance and a separate underground cistern for rainwater harvesting for irrigation. Waste water is channelled across the property to an Imhoff-type dispersal system. The electricity grid reaches the boundary of the land, and for the main water supply there is the option to drill a well, supplemented by storage tanks.

To begin construction on this land with planning permission, the only remaining step is to develop the structural engineering plans and choose the building method. All other permits are already in place.

Surroundings

Plot Gorgone sits in the municipality of Gratteri, a small hilltop village nestled into the northern face of the Madonie mountains. It is a place where traditional Sicilian life carries on at its own pace, and where a small but growing community of international residents have made their homes in recent years.

Access is from a quiet country lane that connects Gratteri to the friendly little town of Collesano. The motorway passes five kilometres away to the north, and from the exit at Buonfornello you pass up the SP28 provincial road through Lascari and climb towards Gratteri. The final stretch of road is not currently in perfect condition, but the municipality has begun resurfacing work that will result in a fully asphalted route.

The village itself is about four kilometres away, a ten-minute drive. Here you will find convenience shops, a pharmacy, bars and restaurants. For larger supermarkets and a wider range of services, Lascari is fifteen minutes downhill and serves as the most practical day-to-day hub.

The closest beach is at Settefratti, about twenty minutes by car. Cefalù, with its Norman cathedral, winding old streets and long sandy beach, is reachable in around twenty-five minutes and is one of the most popular destinations on Sicily’s north coast.

Heading further west, Sicily’s capital Palermo is roughly an hour away. As well as being the island’s cultural and commercial centre, it is home to the nearest international airport, Falcone-Borsellino, with connections across Europe and beyond.

The broader Madonie region is a paradise for outdoor enthusiasts, with hiking and cycling trails criss-crossing the park. The mountain villages are known for their food traditions, artisan producers and warm hospitality. In winter, snow falls on the higher peaks and skiing is possible at Piano Battaglia, less than an hour to the south.

From a tourism perspective, the area has very few luxury camping facilities – or so-called ‘glamping’ sites – and the accommodation offer around Cefalù remains largely limited to traditional campsites. This represents a significant gap in the market for a high-quality outdoor hospitality experience aimed at international travellers.

Potential

As land with planning permission already in place, Plot Gorgone gives the buyer a significant head start. Based on current construction costs, the total investment, including the camping pitches, both buildings and the main infrastructure, would be in the region of €800,000 - €1,000,000.

The six pitches can be flattened, landscaped and kitted out for approximately €30,000 each. The main house and guest building, covering about 220m², would cost in the region of €600,000, if you want to do things perfectly. The natural swimming pool, services and external landscaping would account for the rest of your outlay.

Once operational, and assuming direct management by the owner, a facility of this kind could generate gross annual revenues of between €90,000 and €130,000. After operating costs and taxes, the estimated net annual profit would be in the range of €60,000 - €80,000. Anyone considering running a short-term rental business in Sicily will appreciate how far ahead the existing approvals put this project compared to starting from scratch.

Over a twelve-year horizon, cumulative profits could reach approach the million Euros that were originally invested. We've not even included the chance to generate supplementary income from the main house, which would itself be a substantial asset given its size and specification.

If this is your first time developing land in Sicily, you might appreciate the security of collaborating with a local partner who is experienced in the tourism sector as well as in project management and who knows the Madonie inside out. Our track record of overseeing all kinds of building work for our clients is a source of great pride to the agency, and we believe that our knowledge of both the regulations and the local market will reduce risk across the entire project.

From appointing architects, engineers and legal professionals to coordinating contractors and navigating the bureaucracy, we can guarantee accurate communications translated into your language and realistic estimation of both the time and financial investment required. Clients who have built with our support report that having this kind of local knowledge on their side makes all the difference.

If you’d like to discuss the development work or any other aspect of Plot Gorgone in detail, our international team would be delighted to hear from you