Villa o villino in vendita a Grammichele
Villa indipendente in vendita a Grammichele, libera al rogito, sviluppata su due livelli per un totale di 75 mq complessivi, di cui 70 mq calpestabili. La proprietà, da completare, si presenta in stato grezzo, offrendo la possibilità di personalizzare gli spazi secondo le proprie esigenze. Non arredata, si presta a…
What it really costs
See what needs doing and what each job costs
At €22,000 for 75 sqm, the asking price is €293/sqm versus a low-stock baseline of €387/sqm, but the key factor is the house is 'da completare' and 'in stato grezzo', implying about €900/sqm to finish. That puts the effective cost around €1,193/sqm, so the entry price is attractive but this is mainly a renovation project rather than a ready bargain.
More on the house and the area
The hillside setting and broad valley views are the real draw here, and 3,500 sqm of land adds genuine lifestyle potential for a very low price. But this is not a charming move-in country home: the photos and description show a rough, unfinished structure with very basic interiors and outdoor spaces that need substantial work. Dreamy location, project-level house.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€15,000 – €27,000
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.
- Clearly unfinished / in rough condition ('da completare', 'stato grezzo')
- Very basic interior with exposed blockwork and makeshift kitchen setup
- Outdoor areas and land are overgrown and need clearing
- Terrace roof/canopy looks utilitarian rather than finished residential quality
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 53/100The area sits on the inland Hyblaean plateau, with open agricultural hills and dry valleys typical of south-eastern Sicily. The river landscape nearest at hand is the Caltagirone plain and the upper valleys that cut through this part of the province. Caltagirone is the nearest substantial town and has a large historic centre, services, and its well-known ceramic tradition. This part of inland eastern Sicily is known for grain fields, olive groves and ceramics.