Villa in Via San Pio da Pietrelcina
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…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
See what needs doing and what each job costs
The 70 m² villa needs a complete renovation, bringing the estimated all-in cost to about €152,000, or €2,171/m², versus a local reference level of €372/m². The 2,000 m² plot and 120 m² veranda add potential, but the 8 km distance from the sea and energy class G do not justify this large premium.
More on the house and the area
The strongest appeal is the generous 2,000 sqm plot, sunny Sicilian setting, palms, and unusually large veranda with potential for outdoor living. However, the house is clearly a full-renovation project rather than a move-in home, with basic interiors, unfinished masonry, and worn exterior spaces. It offers a plausible transformation opportunity, but little immediate dream-home beauty.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€28,000 – €41,000
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.
- Requires a complete renovation, as stated in the listing.
- Interiors and outdoor areas look dated, unfinished, and functionally basic.
- Energy class G; utilities, structural condition, and renovation permissions should be verified.
- The large 2,000 sqm plot may require substantial landscaping and maintenance.
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.