Casa indipendente in Via delle Noci di Cocco
Immersa nella tranquillità della campagna, a soli pochi minuti dalla rinomata spiaggia di Marza e Santa Maria del Focallo, si trova questa incantevole casa di campagna in vendita. Perfetto per chi desidera una residenza estiva lontano dal caos della città. La casa, in stato originale è da ristrutturare, dispone di 2…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Windows
See what needs doing and what each job costs
At €58,000 (€123/m²), the price looks low, but substantial renovation at about €700/m² brings the estimated effective cost to roughly €823/m² versus €405/m² for comparable homes. The 1 km distance from the sea and fenced 3,800 m² olive-and-fruit plot add value, although the listing does not explain how 471 m² relates to the modest 3-room layout.
More on the house and the area
This is a real, furnished country home rather than an empty shell, with a working-looking kitchen, bathroom, bedrooms and attractive mature olive land. Its rustic timber ceilings and proximity to the beaches near Ispica add appeal, but the house itself is very plain and worn, with significant updating needed before it feels like a dream home.
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€93,000 – €165,000
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.
- The house is usable and furnished, but visibly in original, dated condition and needs substantial renovation.
- Exterior finishes, windows, courtyard paving and the lightweight enclosed veranda are particularly rough.
- The large olive-filled land is attractive, but utilities, structural condition and legal status should be verified.
- The beach photos show the nearby coastal setting, not a direct sea view from the property.
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 68/100The area is on the Ionian coast of south-eastern Sicily, with a low sandy shoreline at Santa Maria del Focallo and the mouth of the Cava d’Ispica inland, a long limestone gorge that cuts into the Hyblaean plateau. Vendicari Nature Reserve lies to the north along the same coast, but outside the immediate 15 km landscape. The nearest town of size is Modica, which has a large historic centre built along a rocky valley. The wider area is known for dry-stone walls, stone farm buildings, carob and olive cultivation, and baroque towns of the Val di Noto UNESCO area, though the UNESCO centres are outside the immediate radius.