Villa in Via Tommaso Fazello 228
Villino su Due Livelli nella Campagna di Noto Nella tranquilla campagna di Noto si propone in vendita un villino completamente da ristrutturare, situato in una zona abitata durante tutto l’anno e caratterizzata da un’atmosfera riservata e rilassante. La proprietà presenta una superficie complessiva di circa 166 mq…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
At €69,000, the 166 m² villa appears completely to restore, adding an estimated €183,000 and bringing the effective cost to about €1,516/m² versus €372/m² for comparable local stock. The 2,300 m² of land, terrace and Noto-area location add appeal, but do not offset the very high renovation burden.
More on the house and the area
The property has a genuinely beautiful Sicilian countryside setting, with panoramic rural views, mature trees, olive vegetation, a pool and 2,300 sqm of land. However, the 166 sqm villa is a major renovation project rather than a usable home: interiors are stripped and damaged, while the upper level appears unfinished.
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€66,000 – €97,000
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.
- Completely renovation-dependent and currently uninhabitable, with debris, damaged ceilings and unfinished exterior construction.
- No attractive finished interiors are shown; kitchen and bathroom usability is not demonstrated.
- Pool and extensive garden are heavily overgrown and will require substantial restoration.
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.