Pachino – Fabbricato allo stato grezzo via San Martino
Pachino – Fabbricato allo stato grezzo via San Martino. garage, terrazzo, esposizione doppia.
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
The €90,000 asking price is €398/m², but the property is still in rough unfinished condition; estimated renovation brings the effective cost to about €1,498/m², versus €412/m² for comparable local townhouses. The sea is only 2 km away, but the listing does not state whether the unfinished structure is fully habitable or provide key residential details.
More on the house and the area
This is a large urban townhouse structure with a garage and a potentially useful multi-level layout, but the photos show only a raw construction shell. The exposed masonry, unfinished openings, and completely unfinished interiors make it a major renovation project rather than a home someone could realistically live in soon.
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€89,000 – €132,000
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.
- Bare unfinished shell with exposed brick, unfinished concrete, and no visible bathrooms, kitchen, or finished floors.
- Not currently habitable; substantial construction, plumbing, electrical, and interior-finishing work is required.
- Dense urban setting with no proven scenic view or private outdoor space visible in the gallery.
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 81/100The cluster sits on the southeast tip of Sicily near the Ionian coast, with the coast of Capo Passero and the island of Capo Passero within the local landscape. The Vendicari Nature Reserve lies nearby along this stretch of coast, with lagoons, marshes and low rocky and sandy shoreline. Marzamemi is the nearest small centre of note on the coast, with a historic tuna-fishery core and harbour. Noto is the nearest larger historic town in daily reach, with a full range of services and its UNESCO Baroque old town. This area is known for tomatoes from Pachino, vineyards, and fishing along the coast.