Casa indipendente in Via Leonardi Professore 148
Immobiliare Minoa vende Casa a Cattolica Eraclea in Cortile Testa n. 20, Piano 1° - 2° - 3°, di 128 mq. totali. Al primo piano c’è una cucina e un bagno, al secondo piano una grande stanza unico ambiente, al terzo piano una stanza, un ripostiglio e un bagno. Necessita il rifacimento del tetto. Prezzo € 18.000 trattabile.
What it really costs
See what needs doing and what each job costs
At €18,000 for 128 sqm, the asking price is just €141/sqm versus a low-stock baseline of €469/sqm in Sicily. It needs major works including roof replacement, so I estimate about €950/sqm renovation; even then the effective cost is about €1,091/sqm, and the very low entry price keeps it attractive for a substantial renovation project.
More on the house and the area
This is a very cheap real house rather than a total shell: it has floors, a fitted kitchen and two bathrooms, so the structure is usable in parts. But the wow factor is low from the photos, and the upper floors show clear moisture damage and tired finishes, with the stated roof redo being a major project. At €18k it feels more like a practical renovation bargain than a dream-home scroll stopper.
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, €950/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€25,000 – €45,000
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.
- Needs roof replacement
- Visible damp and peeling plaster in upper rooms
- No view, terrace, garden or notable setting shown
- Narrow multi-level layout with external stair access
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 58/100This is inland from the southern Sicilian coast in the lower Platani valley, with low chalk and clay hills, badland-type slopes in places, and mixed farmland. The Platani River reaches the sea near Heraclea Minoa, about 10–15 km away, where there is also a stretch of coast and beach. The Riserva Naturale Orientata Foce del Fiume Platani is within roughly this radius around the river mouth. Ribera is the nearest town of some size and has the main shops and services for the area. The wider area is known for agriculture, especially citrus and olive growing.