Villa in Sp33
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 diventare la soluzione ideale per chi desidera realizzare una casa...
What it really costs
See what needs doing and what each job costs
At €22,000 for 75 sqm, the ask is €293/sqm, but the description says 'da completare' and 'in stato grezzo', so I estimate about €900/sqm to finish it; effective cost is roughly €1,193/sqm. That sits well above this stock baseline of €386/sqm, but the very low entry price, independent villa format, and outdoor space keep it in the good-project range rather than a weak deal.
More on the house and the area
The hillside setting and wide rural valley views give this place genuine appeal, and the terrace is the standout feature. But the house itself is clearly unfinished and very rough inside, so this is more of a project with a nice view than a ready home. At €22k, the price helps, but condition keeps the score capped.
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.
- State grezzo / to be completed, not move-in ready
- Raw interiors with very basic/unfinished kitchen-bath setup
- Outdoor areas and garden are overgrown and need clearing
- Terrace roof and exterior spaces look makeshift rather than polished
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 49/100This is inland southeastern Sicily in the agricultural hills between the Catania plain and the Hyblaean uplands. The nearest strong landform is Mount Etna to the north, but it is well beyond the 15 km landscape radius and does not define the immediate surroundings. Within the local radius the area is mainly cereal fields, olive groves and low rolling countryside around a hill town. Caltagirone is the nearest larger town and has extensive services and a well-known historic centre with ceramics. The area is known for farming, especially grain, olives and citrus in the wider plain-and-hill belt.