Casa Semindipendente in vendita a Ragusa, Centro
Presentiamo in vendita a Ragusa, nel cuore del centro storico, una casa di 120 mq disposta su due livelli e in posizione angolare. L'immobile si compone di 4,5 locali, con un soggiorno , una cucina e un bagno al piano terra ed una camera da letto e un locale sgombero con tetto ad arco al primo piano. Completamente da…
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
Priced at €242/m² vs town median €450/m² (n=947, solid baseline), roughly 46% below median for a 120m² townhouse in Ragusa's historic center. Needs full renovation (built 1960), so budget ~€600/m² (€72k) to reach habitable/rentable standard. Even so, total ~€101k stays well within market value, leaving margin for B&B/holiday-rental use. Fresh listing (1 day), decent photos, clear vacant-at-deed status. Main caveats: not currently habitable, no energy class, and sea distance unknown. Solid value-add opportunity rather than a turnkey buy.
More on the house and the area
Townhouse di 120 mq nel centro storico di Ragusa a 29.000 e dichiarati (242 e/m2), buon prezzo. L'unico elemento di carattere e il soffitto a volta ad arco al primo piano, tipico dell'edilizia storica siciliana. Il resto e ordinario: interni spogli da ristrutturare, facciata anonima con balcone e cavi a vista. Nessuna vista o location eccezionale. Potenziale come B&B ma senza wow visivo immediato.
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, €600/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€24,000 – €42,000
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.
- Completamente da ristrutturare, richiede lavori significativi
- Interni spogli e datati con detriti visibili
- Un solo bagno e una camera da letto
- Nessuna vista o posizione panoramica documentata
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 built-up area of Ragusa, so the resident landscape is urban streets on the Hyblaean plateau. The area lies on the Monti Iblei, with a limestone tableland cut by ravines and dry-stone farmland in the surrounding countryside. The Irminio river valley is nearby, and the Mediterranean coast around Marina di Ragusa is the nearest sea access. Ragusa has a substantial historic centre including Ragusa Ibla, a baroque quarter that forms part of the Val di Noto UNESCO World Heritage listing shared with other towns of south-eastern Sicily. The wider area is known for Hyblaean baroque towns, stone-walled farmland, olive oil and caciocavallo ragusano cheese.