Rustico/Casale/Corte in vendita a Modica
A Modica, in zona Frigintini e precisamente in Via Vanella 192, proponiamo in vendita un caratteristico rustico in pietra immerso nella quiete della campagna siciliana, con un ampio terreno di pertinenza di circa 22.000 mq, impreziosito da numerosi alberi di ulivo. La proprietà gode di una posizione riservata e…
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 €65,000 for 70 sqm, the ask is €929/sqm; with a typical needs-renovation budget of about €700/sqm, the effective cost is roughly €1,629/sqm, far above this stock baseline of €437/sqm in Sicilia. The 22,000 sqm land and panoramic rural setting add value and flexibility, but on the house numbers alone this looks more like a fair lifestyle property than a clear bargain.
More on the house and the area
This has real dream-factor from the outside: a simple Sicilian stone farmhouse in a large olive-filled landscape with broad panoramic valley views. But it reads as a project, not a usable home yet, with no evidence of finished interiors or ready living spaces. At €65k the setting is compelling, but the score is capped by condition.
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€14,000 – €25,000
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.
- Rustic shell that needs a full renovation before it is truly livable.
- No interior photos, so kitchen, bathroom and finishes are unproven.
- Likely rural utilities/access setup should be checked carefully.
- The beauty is mostly in the land and views rather than a ready home.
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 55/100The area sits on the Hyblaean plateau, with limestone farmland, dry-stone walls and shallow valleys cut into the tableland. The Irminio river valley is nearby, and the coast around Marina di Ragusa and Punta Secca is the nearest stretch of sea. The nearest town of size is Ragusa itself, which has the hill town of Ragusa Ibla and the newer upper town; Ragusa is part of the Late Baroque Towns of the Val di Noto UNESCO site. Modica and Scicli are also nearby and belong to the same UNESCO group. This part of south-eastern Sicily is known for Hyblaean baroque towns and for agricultural landscapes with stone walls, olive trees and carob trees.