Villa in Strada Provinciale 35
� La tua oasi tra il Barocco di Noto e la brezza del Mare Se stai cercando la combinazione perfetta tra indipendenza, natura e comodità, questa proprietà è un piccolo gioiello pronto da vivere. Situata lungo la SP35 — la strada che collega in pochissimi minuti il centro storico di Noto alle spiagge dorate di Lido di Noto —...
What it really costs
See what needs doing and what each job costs
At €95,000 for 65 sqm, the ask is about €1,462/sqm; assuming habitable condition from 'pronto da vivere', the effective cost is roughly €1,662/sqm including light refresh. That is far above this catalog baseline of €387/sqm for Sicilian villas, though the Noto location and 5 km from the sea support some premium.
More on the house and the area
This is a real, usable detached home: clean, furnished, with kitchen, bathroom, bedrooms and a covered porch ready to enjoy. The wow comes from the independent villa feel and olive-grove setting near the sea, rather than from architecture or views. It looks move-in ready but would benefit from cosmetic updating and garden tidying to feel truly special.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€4,000 – €7,000
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.
- Modern, simple house with little historic character
- Outdoor areas look dry and somewhat plain without landscaping refresh
- Interior is functional but dated rather than stylish
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 86/100The cluster is in the Hyblaean limestone country around Noto, with low plateau edges and river-cut valleys descending toward the Ionian coast. The coast at Lido di Noto, Eloro and Vendicari is within about 15 km, with sandy beaches, dunes and coastal marshes on the Ionian Sea. The Vendicari Nature Reserve lies close to the south and includes lagoons and bird habitat along this stretch of coast. Noto is the nearest town of size and has a large Baroque historic centre. Noto forms part of the UNESCO-listed Late Baroque Towns of the Val di Noto. The area is known for Baroque townscapes, almond groves, citrus and the coastal reserve landscape.