Casa Indipendente in vendita a Pachino
CASA INDIPENDENTE A PIANO TERRA DA RISTRUTTURAREVia Regina Margherita, 34-32 Angolo con Via delle Grazie - PACHINO (SR)Nel comune di Pachino, si presenta la vendita di una casa indipendente interamente sviluppata a piano terra, situata in un contesto urbano centrale, servito e facilmente accessibile.La proprietà, che…
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
Independent ground-floor townhouse in central Pachino at 365 EUR/m2, ~20% below the local median of 456 EUR/m2 across a solid baseline. Fresh listing (3 days), habitable structure needing full interior renovation, 9 photos, balcony/terrace tags. Full gut renovation estimated ~600-800 EUR/m2, so total ~44k-50k plus purchase — reasonable versus resale value. Missing energy class, build year, and sea distance limit precision, but the price-to-baseline gap and independent single-level layout make this an attractive value-add opportunity.
More on the house and the area
Corner townhouse in central Pachino, Sicily, priced very low at EUR23,000 (365 EUR/m2). The standout feature is the pair of elegant arched Baroque-style stone doorway surrounds with columns - genuine historic character typical of Sicilian architecture. However, the building is in severe disrepair: peeling plaster, exposed rubble stone, dead vegetation sprouting from the facade and roofline, and rusted balcony railings. All nine photos are exterior/street shots with no interior views, so the inside is an unknown gut-job. The setting is an ordinary residential street with visible bins and clutter. The bargain price and charming doorways give it appeal for a renovation project, but the wow is limited to those decorative details against a heavily degraded whole.
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€13,000 – €22,000
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.
- Total interior renovation required (needs total gut renovation)
- Severe facade decay: crumbling plaster, exposed stone, weeds growing from walls
- No interior photos provided - condition unknown
- Ground-floor only, single level, small at 63sqm
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 81/100The cluster sits on the southeast tip of Sicily near the Ionian coast, with the coast of Capo Passero and the island of Capo Passero within the local landscape. The Vendicari Nature Reserve lies nearby along this stretch of coast, with lagoons, marshes and low rocky and sandy shoreline. Marzamemi is the nearest small centre of note on the coast, with a historic tuna-fishery core and harbour. Noto is the nearest larger historic town in daily reach, with a full range of services and its UNESCO Baroque old town. This area is known for tomatoes from Pachino, vineyards, and fishing along the coast.