Trilocale in Viale Ermocrate
Splendido Trilocale Panoramico con Terrazzino e 3 Box – Viale Ermocrate Se cerchi una soluzione luminosa, accogliente e con una vista incantevole, questa è l'occasione perfetta! Proponiamo in vendita un grazioso appartamento situato in Viale Ermocrate, ideale sia come investimento che come abitazione…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Kitchen
See what needs doing and what each job costs
At €58,000 (€829/m²), this is substantially above the local €485/m² benchmark even after allowing for its sea view, terrace, and three storage boxes. The apartment is described as immediately habitable, but its G energy rating and missing condition details reduce confidence in the true total cost.
More on the house and the area
This is a real, roofed and apparently usable apartment with terrazzo floors, a functioning bathroom, two bedrooms and a genuinely appealing sunny terrace. The distant sea/lagoon outlook adds lifestyle value, but the surroundings are industrial-urban and the interior has little character and needs cosmetic updating.
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€5,000 – €8,000
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.
- Interiors are very plain and appear dated, with visible wall repairs and a basic, possibly incomplete kitchen.
- The terrace is attractive and usable, but the sea view is distant and includes substantial industrial and urban surroundings.
- Third-floor access is without an elevator.
- Condition and utilities should be verified despite the listing claiming it is immediately habitable.
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.