Villa in vendita a Tivoli – Siracusa
Immersa nella tranquillità della zona di Tivoli, a Siracusa, questa proprietà rappresenta un’interessante opportunità per chi desidera acquistare una villa indipendente e trasformarla in una casa su misura, circondata da ampi spazi e dalla privacy che solo una grande pertinenza esterna può offrire. La villa sorge su un…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €75,000 for 2,070 m², the renovation estimate of about €1.45 million brings the effective cost to roughly €736/m², nearly double the €372/m² local benchmark. The unusually large stated size and very brief description make it important to verify how much is actually habitable floor area versus land or ancillary space.
More on the house and the area
The main appeal is the unusually large 2,000 sqm plot and a huge covered veranda, offering real potential for outdoor living, gardening and privacy in the Siracusa countryside. The house itself is a modest, dated 70 sqm villa rather than a ready-made dream home: it appears structurally enclosed and floored, but the advertised complete renovation keeps it firmly in project territory.
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€410,000 – €727,000
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 states that the villa needs a complete renovation, despite having a roof, floors, enclosed rooms and an existing veranda.
- Interiors and exterior surfaces are dated and visibly worn, with unfinished masonry, stains and aging installations.
- Utilities, bathroom condition and renovation legality should be verified before purchase.
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 55/100The cluster is in the built-up area of Siracusa, so the resident setting is urban fabric rather than open landscape. The Ionian coast is nearby, with the sea edge of Siracusa and the limestone coast south toward the Plemmirio marine area within the local radius. The Ciane and Saline di Siracusa nature reserve lies just south of the city, around the mouths of the Ciane and Anapo rivers. Syracuse and the Rocky Necropolis of Pantalica is a UNESCO World Heritage site, with the archaeological core in the city and the wider designation extending inland. The area is known for the Greek and Roman remains of Siracusa, including Ortigia and the archaeological park.