Casa indipendente
A Modica, in Contrada Piano Ceci, proponiamo in vendita un caratteristico rustico in pietra, grande circa 35 mq. dotato di soppalco e con possibilità di ampliamento. La proprietà è circondata da uno splendido terreno pianeggiante di circa 5500 mq. arricchito da numerosi alberi di ulivo e da diverse piante da…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingSee what needs doing and what each job costs
At €79,000 for only 35 m², the effective cost is roughly €3,360/m² after allowing about €38,500 for restoration, far above comparable low-cost country homes. The 5,500 m² olive and fruit-growing land adds value, but the listing does not say whether the rustic building is legally habitable or provide its utilities and condition.
More on the house and the area
The setting is genuinely attractive, with a characterful stone building, traditional rural details, mature olive trees, fruit trees, and open views toward the Sicilian hills. However, this is a small rustico project rather than a usable home: no bathroom or kitchen is listed, and the interior condition is not shown. Its beauty and land create strong potential, but livability is currently unproven.
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€14,000 – €21,000
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 35 sqm stone building appears to be an unfinished rural shell, with no bathroom or kitchen shown or listed.
- Substantial renovation and utility connections may be needed before it can function as a home.
- The large 5,500 sqm olive-and-fruit-tree property will require ongoing maintenance and agricultural upkeep.
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.