Villa unifamiliare in Ispica
OTTIMA OCCASIONE - ASTA IMMOBILIARE Diritto di proprietà di 1/1 su fabbricato residenziale a piano 1° con posto auto scoperto di pertinenza, comprese quote dei beni comuni non censibili e del lastrico solare, sito in Ispica (Rg), loc. Santa Maria del Focallo, all’interno del complesso residenziale turistico…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
This is explicitly an auction listing ("ASTA IMMOBILIARE"), which is a veto red flag for this catalog regardless of the apparent size/price. At €53,439 for 65 sqm (€822/sqm) it is not cheap versus your low-stock baseline of €383/sqm, and with habitable-condition costs the effective basis is about €1,022/sqm.
More on the house and the area
This looks like a usable, move-in coastal apartment/villa unit in a white Mediterranean-style complex, with a pleasant covered terrace and greenery around it. The condition appears solid and habitable, but the interiors are basic and hotel-like rather than dream-home beautiful. Good value near the sea, though the wow comes more from affordability and outdoor feel than from views or historic 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€4,000 – €7,000
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.
- Modern resort-style unit rather than a characterful Italian home
- No real sea view shown despite being near the coast
- Auction sale: ownership shares/common parts need document checks
- Interiors are plain and compact, with limited kitchen/living appeal
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 68/100The area is the south-eastern Sicilian coastal plain around Ispica, with low limestone country and cultivated land. The Mediterranean coast is within the local radius, with the long sandy shore of Santa Maria del Focallo and the coast toward Pozzallo. Cava d’Ispica, the limestone ravine with rock-cut settlements and chapels, lies by the town and is the main named landscape feature inside the area. Vendicari Nature Reserve is farther north beyond the 15 km radius and does not define the immediate setting. The nearest town of size is Modica, which has a large historic centre and services. The area is known for early vegetables in greenhouse agriculture and for carob and olive country inland.