Casa indipendente in Via Pietro Gaetani
RIF. 389467 - Nel centro di Sortino proponiamo in vendita una casa indipendente di circa 180 mq, disposta su due livelli e dotata di terrazza. L'immobile viene venduto ammobiliato e comprende una cucina poco utilizzata, camera da letto e parete attrezzata. La proprietà dispone di una terrazza con predisposizione per cucina, ideale per creare uno spazio esterno da...
What it really costs
See what needs doing and what each job costs
The text describes about 180 sqm on two levels, furnished and with a little-used kitchen, so I treated it as basically habitable (~€200/m² renovation). Effective cost is about €430/m² ((€70,000 + €36,000) / 180 sqm), which is ~13% below the Sicilia country-house baseline of €492/m²; that is a solid but not extreme discount, while the huge 1,801 sqm figure in the listing conflicts with the description/photos and lowers confidence.
More on the house and the area
This looks like a very plain village house rather than a dream-property scroll stopper. The listing suggests it is furnished and basically usable, but the photos only show a worn exterior/courtyard with no proven views or strong historic character, so the wow is limited despite the low price.
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€119,000 – €201,000
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.
- Only two photos, so charm and condition are hard to verify
- Facade and courtyard show worn exterior plaster and a tired overall presentation
- No view or standout setting is proven in the photos
- Listing details look inconsistent (very large sqm for this type/price)
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 is on the Hyblaean plateau above the Anapo valley. The Anapo and Calcinara gorges are within this area, with the Necropolis of Pantalica inside the valley system; Pantalica is a UNESCO World Heritage site. This part of the plateau is cut by limestone canyons rather than broad open plain. Within about 15 km the main service town is Sortino itself; Syracuse is farther away and matters more for higher-order services than for the immediate landscape. The area is known for the Hyblaean uplands and for Pantalica.