Casa Semindipendente in vendita a Ragusa, Cappuccini
RE/Max presenta in una zona tranquilla e ben servita, a pochi passi dal vivace centro di Ragusa, una casa semi-indipendente, ideale per chi cerca indipendenza e comodità. L'immobile, disposto su due livelli, offre un ampio locale al primo piano, insieme a un servizio e due ulteriori spazi da personalizzare a seconda…
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
Asking price €130/m2 vs town median €450/m2 (n=947, strong baseline) — a 71% discount. Habitable townhouse of 123 m2 needing renovation, well-located near Ragusa center. Fresh listing (1 day). With renovation at ~€500/m2 (~€61k), total ~€77k stays well under median-implied value (~€55k+ before reno, market rebuild well above). No auction, partial ownership, or ruin flags; description is coherent. Solid value-add opportunity.
More on the house and the area
Semi-detached townhouse in Ragusa needing full renovation, priced very low at EUR 16,000 (130 EUR/m2). The main draws are period cementine tile floors and decorative interior double doors, plus the low entry price. However, interior photos show extensive black mold, damp staining, and deteriorated ground-floor spaces with rough exposed timber ceilings. The facade is weathered and the balcony/terrace views are onto adjacent buildings. No standout exterior, view, or location wow. The bargain price is the strongest hook but condition tempers appeal.
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€14,000 – €24,000
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.
- Severe mold and damp throughout interior walls and ceilings
- Full renovation required including roof beams and plumbing
- No sea view or notable outlook
- Faded/peeling facade in disrepair
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 55/100The cluster is in the Hyblaean plateau around Ragusa, with limestone hills cut by deep valleys locally called cave. The Irminio river valley lies nearby, and the Mediterranean coast around Marina di Ragusa is about 20 km away so it does not count as an immediate landscape feature. Ragusa is the nearest town of size and has the late-Baroque historic districts of Ragusa Ibla and Superiore; the Val di Noto UNESCO site covers Ragusa together with other towns of south-eastern Sicily. The area is known for dry-stone walls, pasture and carrubo countryside, and for the Baroque towns of the south-east.