Edificio
Modica Alta – Centro Storico | Palazzetto indipendente con garage da personalizzare Nel cuore di Modica Alta, una delle zone più autentiche e suggestive del centro storico, Prima Classe Immobiliare propone in vendita un interessante palazzetto indipendente con garage, ideale sia come abitazione principale che come…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingFit to live in
€62,750 – €66,195
Baroque-town renovator
A buyer who wants a characterful Modica base and can manage a measured restoration will suit it best. The decorative facade, old patterned floors, marble stair and garage give it more identity than a plain renovation shell. It also has everyday amenities close by and sits 19 minutes from Cava d'Ispica, 28 minutes from Ragusa and 30 minutes from Scicli.
See what needs doing and what each job costs
Is it a good buy: You are paying above the market
The asking price is close to local asking levels, but the work lifts the total above comparable houses and the rental arithmetic is slow. Modica's Baroque heritage, Ragusa at 28 minutes and Scicli at 30 minutes carry the tourist case, but advertised rates do not promise occupancy.
- What you end up payingabout 74,300-92,400 EUR: 60,000 EUR asking price plus 14,300-32,400 EUR for listed work
- What letting might bringabout 4,230 EUR a year if it books 90 nights at the advertised 47 EUR average nightly rate, before tax, fees and upkeep
- Years to earn that backabout 18-22 years against 74,300-92,400 EUR all in, using that 90-night assumption and gross rent
- Selling againLikely slow: 185 homes are listed in Modica, and catalogue comparables ask about 429 EUR per m2
Not confirmed as ready to move into because the bathroom is not shown and a working toilet, shower and drainage cannot be verified. The interiors look occupied and usable, with strong period details, decorative floors, marble stairs, a garage and an ornate historic facade, but the facade, windows and kitchen need attention.
- As it stands€60,000
- Fit to live in€62,750 – €66,195
- Settled in the first year€71,870 – €86,395
- Everything on this list€75,470 – €94,395
- Bathroom check€2,750 – €6,195
Allow for a small bathroom refit if inspection finds it unusable; no bathroom is shown in the listing.
about 2,750-6,195 EUR for one estimated 4-5 m2 bathroom studiomadera.it
- Facade repair€6,000 – €15,000
Repair and repaint the weathered historic facade, including worn render and decorative details shown in the listing.
about 60-150 EUR per m2 over an estimated 100 m2 street facade costo-ristrutturazione-casa.it
- Window renewal€3,120 – €5,200
Repair or replace the weathered timber windows and shutters visible on the front elevation.
about 390-650 EUR per m2 over an estimated 8 m2 of windows puntosicurezzacasa.it
- Kitchen update€3,600 – €8,000
Update the small dated kitchen, including its basic units, sink area and fittings.
- Bathroom: no photograph shows it, so a working toilet, shower and drainage cannot be confirmed; this is the condition that could stop occupation.
- Roof: no photograph confirms whether the roof covering is watertight.
- Wiring: no photograph confirms whether the visible old surface wiring is safe, earthed and compliant.
- Plumbing: no photograph confirms whether supply pipes and drainage work correctly.
- Heating: no photograph confirms whether any heat source exists; no heating emitters are visible.
- Needs real modernization and personalization
- Some interior damp/plaster deterioration is visible
- No view/terrace/garden shown in the photos
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. Photos checked 21 October.
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.