Casa indipendente in Via di Stefano 5
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 ambienti dal design esclusivo e originale. Il piano superiore si...
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €588/m², the asking price is already about 27% above the €464/m² local benchmark before accounting for the likely restoration needs of this historic 165 m² property with natural caves. Its location in Modica’s historic center and six-room layout add value, but the listing does not state the condition, construction year, or energy performance.
More on the house and the area
A genuinely distinctive Modica home with dramatic vaulted natural caves, traditional details, and a superb view across the historic town and hillside. The upper level appears to be a functioning, equipped home, while the lower cave spaces are more of a renovation opportunity than turnkey living space.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€33,000 – €58,000
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 natural cave rooms appear partly unfinished or used for storage and may need substantial renovation.
- The home is in a stepped historic-center setting, so access and parking may be difficult.
- Exterior finishes and some interior areas show age and maintenance needs.
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.