Villa 7 locali, 221 m² in Contrada Vituso Vituso snc, Niscem
Villa in asta a Niscemi (CL) – Contrada Vituso Vituso snc (CAP 93015) La villa si trova nel Comune di Niscemi (CL), in Contrada Vituso, raggiungibile dalla Strada Provinciale 10. È situata a circa 2,5 km dal centro abitato, in un'area agricola vocata all'agriturismo e caratterizzata da edilizia residenziale…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
The €46,730 offer is attractive at €211/m², but this is a judicial auction, so the purchase carries auction-specific legal and execution risks. The ground floor is finished while the 116 m² upper floor is rustic and subject to a building amnesty, with passage-easement costs also payable by the buyer.
More on the house and the area
This is a practical rural villa with a finished, furnished ground floor, covered veranda, private courtyard, and a substantial olive-planted garden. It is not architecturally distinctive or blessed with a proven scenic view, and the entire upper floor is still a raw open shell, but the usable lower level and unusually low auction price make it a credible live-in project rather than a ruin.
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.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€25,000 – €43,000
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.
- The finished ground floor appears usable, but the 116 m² upper floor is an unfinished raw shell requiring substantial completion.
- The property is accessed through an intercluded land parcel, with easement costs assigned to the buyer.
- The auction listing involves a condoned upper floor and should be checked carefully for planning, utility, and completion status.
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 49/100The area sits on the southeastern side of the Erei-Hyblean uplands, with low chalk and clay hills cut by cultivated valleys. The Gela plain and the Gulf of Gela are nearby, but the cluster is inland rather than on the coast. The nearest town of size is Gela, which provides major services, a port and rail connections. Caltagirone is also nearby and is known for its historic centre and ceramics. This part of inland southern Sicily is known for cereals, vineyards and olive groves.