Casa indipendente in vendita a Modica, Modica Alta
Casa indipendente in vendita a Modica Alta, libera al rogito, situata al piano terra di un edificio unico livello. La proprietà si sviluppa su una superficie totale di 106 m², con 105 m² calpestabili, ed è composta da 4 locali, tra cui 2 camere da letto e 2 bagni. L'immobile è arredato con cura e dispone di una…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €65,000 for 106 m², the ask is €613/m²; assuming habitable condition adds about €200/m² renovation, the effective cost is roughly €813/m². That is well above the local baseline of €446/m² for similar low-price stock, so despite being livable and well-described, it looks ordinary-to-pricey rather than a bargain.
More on the house and the area
This is a real, usable Sicilian townhouse with authentic stone exterior character and a lovely old-street atmosphere. Inside it looks fully habitable with kitchen, two bathrooms, heating and furnished rooms, though the style is mixed and some spaces feel plain or dated rather than dreamy. At €65k for 106 m² in Modica, it has genuine live-in-ready appeal with bargain charm.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
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.
- No sweeping landscape or sea view; outlook is mainly onto the street and neighboring buildings.
- Interiors are functional rather than beautiful, with some dated bedrooms and finishes.
- Tight historic-town street setting means limited outdoor space beyond the balcony.
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.