Monolocale in Via Mendoza 12
Appartamento con Ingresso Indipendente in Vendita – Ortigia, Siracusa Posizione: Via Giuseppe Mendozza – Ortigia, Siracusa Nel cuore del suggestivo centro storico di Ortigia, precisamente in Via Giuseppe Mendozza, proponiamo in vendita un appartamento di 51 mq catastali con ingresso indipendente, ideale per chi…
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
At €89,000 for 51 m², plus an estimated €35,700 renovation, the effective cost is about €2,445/m²—far above the local sub-€100k comparison level of €485/m². Ortigia’s historic-center location and sea access add value, but not enough to offset the very high entry price and renovation requirement.
More on the house and the area
A characterful Ortigia home with a highly photogenic historic-stone façade, arched openings, exposed masonry, and timber beams in a beautiful old-town setting. It appears usable today with a fitted kitchen, bathroom, tiled floors, air conditioning, and furnishings, though the single-room loft layout is compact and the listing still calls for renovation.
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€10,000 – €18,000
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.
- Advertised as needing renovation despite being furnished and apparently usable.
- The 51 sqm layout is essentially one open room with a loft and one bathroom, with no separate bedroom.
- Historic stonework and exposed beams may require damp, structural, or maintenance checks.
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.