Casa indipendente in vendita a Modica, Modica Alta
Nella suggestiva cornice barocca del Duomo di San Giorgio, a Modica Alta, Coldwell Banker propone in vendita una caratteristica casa indipendente su due livelli. L'immobile con ingresso a piano terra, è dotato di una luminosa sala da pranzo con cucina a vista, 2 camere da letto, 1 bagno/lavanderia, un pratico…
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
Price is €65,000 for 85 sqm (€765/sqm); with moderate modernization/restyling needs, estimated effective cost is about €1,115/sqm including ~€350/sqm renovation, well above the low internal baseline of €445/sqm. The score is supported by the strong tourist location in historic Modica Alta, panoramic balconies, and good photo coverage, but held back because the main home needs updates and the attached dammuso requires a fuller restyling project.
More on the house and the area
This has real dream value: a baroque Modica setting by San Giorgio, a panoramic balcony, and lovely old painted doors that give it authentic Sicilian character. The main house looks genuinely habitable with kitchen and bath in place, but it is dated and needs modernization rather than being move-in beautiful. The extra dammuso adds charm and potential, though it is more project than ready living space.
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, €350/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€10,000 – €17,000
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.
- Needs updating and light maintenance throughout
- Some rooms feel dark/plain and finishes are dated
- Annexed dammuso requires full restyling
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.