Casa Indipendente in vendita a Modica, Modica Bassa
Presentiamo in vendita a Modica Bassa, nel cuore del suggestivo centro storico di Modica, una casa indipendente di 165 mq commerciali disposti su due livelli. Al piano terra si trovano una grande stanza, un bagno e un disimpegno, caratterizzati dalla presenza di grotte naturali interne che permettono la creazione di…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €97,000 (€588/m²), the estimated effective cost is about €788/m² after allowing €200/m² for a habitable home, well above the €445/m² local benchmark. Its historic-center setting, balcony, panoramic view and two bathrooms add value, but the premium is substantial.
More on the house and the area
A genuinely atmospheric Modica townhouse with dramatic vaulted grotto interiors, historic masonry, and a balcony view over the old city. The upper level appears habitable with a functioning kitchen, bathrooms, bedrooms, and attractive period-style floors, while the cave level is more of a renovation/storage project than ready living space.
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€11,000 – €18,000
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 lower-level grotto rooms appear unfinished, cluttered, and likely need renovation or damp assessment.
- Access is through steep historic-center stairs, with no visible private parking.
- The exterior and shared urban surroundings are weathered 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 72/100The cluster is in the limestone hill country of the Iblei, with a system of deep valleys and dry stone-walled farmland around Modica. The rivers in this part of the province run as seasonal streams in cave and quarry valleys rather than as large permanent waterways. The coast near Marina di Modica and Sampieri is the nearest sea, with low sandy shores and some rocky stretches. Modica is the nearest town of size and has a large Baroque historic centre rebuilt after the 1693 earthquake. Modica forms part of the Late Baroque Towns of the Val di Noto UNESCO listing. This area is known for Hyblaean limestone landscapes, Baroque town centres, olive and carob countryside, and Modica chocolate.