Trilocale in Via Isonzo
Nel cuore della storica e servitissima zona Borgata, proponiamo in vendita un luminoso appartamento indipendente al piano terra di 90 mq commerciali (80 mq calpestabili), senza spese condominiali. Caratteristiche principali: Ambienti: 3 vani ampi (2 camere da letto e 2 bagni) in buono stato e liberi al…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
The apartment is in good stated condition, independent, and just 0 km from the sea, with a private courtyard and strong rental potential. However, at €1,100/m²—around €1,300/m² after allowing €18,000 for light works—it is substantially above comparable local pricing near €484/m².
More on the house and the area
A clean, fully usable Siracusa apartment with two bedrooms, two bathrooms, a fitted kitchen, and distinctive wood mezzanine detailing. It appears move-in ready rather than a renovation project, but the setting and exterior beauty are not demonstrated, and the layout feels compact and highly furnished rather than dreamy.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/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€6,000 – €10,000
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.
- Energy class G suggests relatively poor efficiency.
- The mezzanine and steep open staircase may be less convenient for some occupants.
- The exclusive courtyard is advertised but not shown in the gallery.
- Interiors are furnished and somewhat visually cluttered, making the true spaciousness harder to judge.
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 55/100This is inside the built-up area of Siracusa, on the Ionian coast by the Gulf of Syracuse and the mouth of the Ciane and Anapo rivers. The Plemmirio Marine Protected Area lies just south of the city. Ortigia, the historic island centre of Siracusa, is a UNESCO World Heritage component within the city, and the wider city is known for its Greek and Roman archaeological remains including the Neapolis area. The flat coastal plain and low limestone plateau around the city are the immediate landscape.