Casa indipendente in Via Tirella
Nel cuore di Modica, in una posizione comoda e strategica situata a soli 500 metri dal centralissimo Corso Umberto, proponiamo in vendita una casa indipendente su due livelli da ristrutturare. L'immobile si estende su una superficie complessiva di 140 mq ed è suddiviso in 7 vani, che includono 2 bagni. La proprietà…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Kitchen
See what needs doing and what each job costs
At €25,000 for 140 m², the house looks cheap initially, but it needs renovation estimated at about €700/m², bringing the effective cost to roughly €879/m² versus a local benchmark of €408/m². Its central Modica location, just 500 m from Corso Umberto, adds value, but the listing contains a data discrepancy: the facts show no bathrooms while the description states there are two.
More on the house and the area
This is a genuine 140 sqm historic-center house in Modica, with old tiled floors, traditional shutters, balconies and an atmospheric pedestrian lane with tiled rooftops and hillside glimpses. It appears structurally usable rather than a ruin, but the damp, worn finishes, incomplete kitchen and poor bathrooms mean a meaningful renovation is required before comfortable living.
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€28,000 – €49,000
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.
- Substantial renovation is needed, including damp/plaster repairs, bathroom upgrades and a complete kitchen fit-out.
- The interior is dated and partly stripped, so it is not move-in ready.
- The narrow historic-center access and multiple levels may limit parking, deliveries and accessibility.
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 72/100The cluster is in the limestone hill country of the Iblei, with a system of deep valleys and dry stone-walled farmland around Modica. The rivers in this part of the province run as seasonal streams in cave and quarry valleys rather than as large permanent waterways. The coast near Marina di Modica and Sampieri is the nearest sea, with low sandy shores and some rocky stretches. Modica is the nearest town of size and has a large Baroque historic centre rebuilt after the 1693 earthquake. Modica forms part of the Late Baroque Towns of the Val di Noto UNESCO listing. This area is known for Hyblaean limestone landscapes, Baroque town centres, olive and carob countryside, and Modica chocolate.