Appartamento in vendita a Modica, Modica Bassa
Appartamento in vendita a Modica, Modica Bassa. Habitable, accesso per disabili, balcone.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €580/m², this is already about 20% above the local comparison level; allowing roughly €20,000 for a habitable-condition refresh brings the effective cost to about €780/m². Modica is attractive, but the listing does not say the building year or energy class, and it is 16 km from the sea.
More on the house and the area
A solid, genuinely usable 100 sqm apartment with a bright modern kitchen, classic terrazzo floors, balconies, and a pleasant view toward Modica’s hillside neighborhood. It is more practical than romantic: the building and most interiors are dated, but the home appears move-in ready with scope for cosmetic improvement.
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€7,000 – €11,000
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 apartment is habitable but most rooms are dated and sparsely finished.
- The kitchen appears recently renovated, while the bathroom and some utility areas may need updating.
- It is in a plain, aging apartment building with no private garden or standout exterior.
- The hillside outlook is attractive, but the view is partly across neighboring buildings and overhead wires.
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.