Casa indipendente in Via Tommaso Fazello 228
Casina nel Centro Storico di Noto Nel cuore del centro storico di Noto, a pochi passi dalle principali vie della città barocca, si propone in vendita una caratteristica casina semi-indipendente di circa 48 mq. La proprietà è attualmente accessibile attraverso un ingresso comune ed è composta da quattro vani e un…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Structure
- Damp
See what needs doing and what each job costs
At €1,250/m² before works, and with the autonomous entrance only a possibility, this is expensive against the €400/m² local low-price benchmark; allowing roughly €700/m² for unspecified works puts the effective cost near €1,950/m². The historic-center location in Noto adds appeal, but the listing does not state the property’s condition or whether restoring the entrance is approved.
More on the house and the area
The baroque stone detailing and central historic-Noto setting give this small house genuine character. However, the interior is in poor condition, with visible moisture damage, deteriorated finishes and no clear move-in-ready kitchen or bathroom, so it is a substantial renovation project rather than a ready 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€10,000 – €17,000
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 ornate historic facade is attractive, but the interiors show extensive peeling, damp staining, damaged ceilings and general neglect.
- Major renovation appears necessary before the property is comfortably habitable; the kitchen and bathroom are not clearly shown.
- The entrance is currently shared, with independent access only a stated possibility.
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 86/100The cluster is in the Hyblaean limestone country around Noto, with low plateau edges and river-cut valleys descending toward the Ionian coast. The coast at Lido di Noto, Eloro and Vendicari is within about 15 km, with sandy beaches, dunes and coastal marshes on the Ionian Sea. The Vendicari Nature Reserve lies close to the south and includes lagoons and bird habitat along this stretch of coast. Noto is the nearest town of size and has a large Baroque historic centre. Noto forms part of the UNESCO-listed Late Baroque Towns of the Val di Noto. The area is known for Baroque townscapes, almond groves, citrus and the coastal reserve landscape.