Contrada Costantino, Piazza Armerina
Tribunale: Enna RGE: 101/2014 Intera unità immobiliare facente parte di fabbricato sito in C.da Serrafina snc del Comune di Piazza Armerina, meglio indentificata in N.C.E.U. al foglio n. 178, particella 305, subalterno 2, p.t., categoria A/2 (abitazione di tipo civile), consistenza catastale n.3 vani – confinante da…
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction, so it is not suitable for a straightforward purchase despite the €20,777 asking price. The home needs renovation, the description states 84 m² versus 100 m² in the listing facts, and the advertised images are not real property photos.
More on the house and the area
The advertised interiors look bright and fully finished, but they are not photos of this property and therefore provide no reliable beauty evidence. The actual 84 m² home is described as a basic ground-floor residence with a living area, kitchenette, bathroom, storage room, and fireplace, but it needs renovation. At this price it may be a practical bargain, not a dream-home visual.
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€20,000 – €35,000
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.
- The listing explicitly says the photos are indicative stock images, not the actual property.
- The home is listed as needing renovation, with its real condition unverified.
- This is an auction purchase, so legal and procedural due diligence is essential.
- No verified view, garden, or distinctive architectural character is shown.
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 61/100The area sits in the Erei hills of central Sicily, with cultivated uplands, wooded sections and rolling inland valleys. The southern edge of the town is next to the Bosco della Favorita and the wider countryside includes reservoirs and small rivers of the Gela basin rather than a major named water body. The Villa Romana del Casale lies just outside the town and is a UNESCO World Heritage site for its Roman mosaics. Piazza Armerina itself is the nearest substantial town and has a large historic centre, a cathedral and the normal services of an inland Sicilian town. The area is known for the Villa Romana del Casale and for inland Sicilian hill country.