Villa zona maremonti - ia81297
Nella magnifica zona di Cavasecca, proponiamo una villa di 120 mq situata al piano terra, ideale per chi cerca un'opportunità da personalizzare. Questa proprietà, è composta da quattro vani, tra cui tre camere da letto e due bagni, offrendo ampi spazi per una famiglia o per chi desidera investire in un progetto di…
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
At €78,000 for 120 sqm, the ask is €650/sqm, but with a typical 'needs renovation' budget of about €700/sqm the effective cost is roughly €1,350/sqm, far above the very low local baseline of €386/sqm. Positive points are the villa format, 1,200 sqm of land, 60 sqm veranda, good photo coverage, and proximity to Noto/Sicily amenities, but the numbers still make it only a fair deal unless the renovation stays well below standard assumptions.
More on the house and the area
This is a real, usable detached villa rather than a shell, with a large covered veranda and decent private outdoor space among trees. The setting feels quiet and green, but the house is visually plain and the interiors are dated, so the dream factor is moderate rather than strong. At €78k for 120 sqm near Noto, it has some bargain appeal if you want a livable base to improve.
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, €700/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.
- Exterior and grounds look tired and need clear maintenance/refreshing.
- Interiors appear dated rather than charming, with limited character.
- No proven sea view despite being near the coast.
- Some outdoor surfaces and garden areas look worn or mossy.
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 79/100The cluster sits in the Hyblaean plateau countryside south of Noto, with limestone hills, dry valleys and a farmed landscape of olives, almonds and stone walls. The Ionian coast is nearby, including the beaches and shoreline around Lido di Noto, Eloro and Vendicari. The Vendicari Nature Reserve is within reach to the southeast, with coastal wetlands and dunes. Noto is the nearest town of size and has a substantial Baroque historic centre; Noto and the late Baroque towns of the Val di Noto are a UNESCO World Heritage site. This part of southeastern Sicily is known for Baroque towns, citrus and almond growing, and archaeological areas around Eloro.