Villa 139 m² in Via Isole Ellice 26, Siracusa (SR)
Villa 139 m² in Via Isole Ellice 26, Siracusa (SR). autonomo heating, cancello elettrico, caminetto, esposizione esterna, cucina, arredato, 800 m from the sea.
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €440/m², the asking price is already about 18% above the local €372/m² reference; allowing roughly €200/m² for unspecified condition brings the effective cost near €640/m². The sea is only 800 metres away and the villa has heating, a kitchen, furnishings and a fireplace, but the listing does not say its condition or provide bathroom details.
More on the house and the area
This is a generously sized 139 m² villa near the Syracuse coast, with a covered veranda and a substantial 565 m² private plot—good ingredients for a practical Mediterranean home. However, the gallery shows only presentation slides and maps, not the house itself, while the interior condition and even bathroom provision remain unclear. The low asking price is attractive, but the property is a promising opportunity rather than a proven dream home.
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€9,000 – €16,000
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.
- Interior condition, finishes, utilities, and bathroom provision are not documented; the facts list zero bathrooms, which needs verification.
- No actual property photographs are provided, so the villa’s appearance, garden quality, and livability cannot be confirmed.
- Judicial-auction purchase carries procedural, legal, and inspection risks; verify the appraisal and current condition before bidding.
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 55/100This cluster is in the built-up area of Siracusa, so the resident setting is urban streets rather than open landscape. The Ionian coast is nearby, with the low limestone shore south of the city and the bay and harbour of Siracusa. The Plemmirio marine protected area lies just south of the city. Syracuse itself is a major historic city with the island of Ortigia, the Greek theatre and archaeological park, and UNESCO status as part of Syracuse and the Rocky Necropolis of Pantalica. The area is known for the archaeological remains of the Greek city and for the coastal scenery of the south-eastern Sicilian shore.