Casa indipendente in Via Lelli
Nel cuore storico di Modica Alta, proponiamo in vendita un'affascinante casa indipendente al piano terra di circa 44 mq, caratterizzata da una facciata in pietra locale a vista. La disposizione interna comprende un disimpegno d'ingresso, cucina, camera da letto e bagno. L'immobile si presta a un restauro conservativo…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
- Kitchen
See what needs doing and what each job costs
At €17,000 for 44 m², the purchase price is attractive, but the stated restoration implies roughly €48,400 in works, bringing the effective cost to about €1,486/m² versus the local €393/m² benchmark. Its historic Modica Alta setting adds appeal, but this is a substantial renovation rather than a ready-to-live-in bargain.
More on the house and the area
A very attractive local-stone façade, traditional street setting, old doors, and terrazzo floors give this tiny Modica Alta house genuine historic charm at an unusually low price. It is a real, roofed home with a kitchen, bedroom, and bathroom—not a shell—but the peeling plaster and dated interiors mean it needs a proper refresh before feeling comfortable and polished.
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€17,000 – €26,000
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 interior needs meaningful restoration, especially peeling plaster, dated kitchen, and general finishes.
- Only 44 sqm, with a compact layout and no visible private outdoor space.
- Check dampness, roof/building services, and whether the utilities and heating system are fully operational.
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.