Villa unifamiliare in Siracusa
BORGATA: Vendesi indipendente da ristrutturare con area libera edificabile, possibile la sopraelevazione di un piano (terra e primo), euro 55.000, classe energetica G, IPE 115 kwh/mq annui. Rif. IA10838. Per informazioni contattare Schiavone Immobiliare Piazza della Vittoria 8 SR 093169993 www.gruppoimmobiliaresiracusa.it.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Detached villa in Siracusa, 60sqm, at the coast (sea_km 0) with terrace. Price is €917/m2 vs regional median of €387/m2 — roughly 2.4x the baseline, so it's priced well above the area norm. Needs full renovation (built 1950, energy class G, IPE 115), so budget ~€500/m2 (~€30k) on top. Upside is the buildable free area and possibility to add a floor, plus proximity to sea, which partly justifies the premium — but the raw price/m2 is high and the total cost including renovation makes it a marginal deal. Fresh listing (1 day) so no urgency discount. Baseline sample is decent but villa-vs-median comparison inflates the gap.
More on the house and the area
Modest terraced/independent house in a Siracusa borgata, 60sqm, needing full renovation. Exterior is an ordinary street-front row house wedged between neighbors with peeling paint. Interiors show a dated 1950s home stuffed with old furniture and bagged belongings, worn bathroom and kitchen, and a grim external courtyard with corrugated roofing and a rusty metal stair. The only mild upside is the price (55k) and buildable/expandable potential (possible one-floor elevation), but nothing visually stops the scroll. No standout views, character, or striking features.
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.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€7,000 – €12,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Heavy watermarking across all photos
- Interiors are cluttered/hoarder-condition and dated
- Needs full renovation despite modest price
- Cramped, low-ceiling spaces and asbestos-style corrugated roofing visible in courtyard
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 55/100This is inside the built-up area of Siracusa, on the Ionian coast by the Gulf of Syracuse and the mouth of the Ciane and Anapo rivers. The Plemmirio Marine Protected Area lies just south of the city. Ortigia, the historic island centre of Siracusa, is a UNESCO World Heritage component within the city, and the wider city is known for its Greek and Roman archaeological remains including the Neapolis area. The flat coastal plain and low limestone plateau around the city are the immediate landscape.