Terratetto plurifamiliare in Pachino
Casa divisa in 2 unità immobiliari , una sita in Via MAzzini n 214 e l'altra sita in Via Dagata 28-30 , L'unità immobiliare sita in via Mazzini è di mq 100 circa a piano terra e 50 a piano 1 , sotto abbiamo un vano garage , cucina e bagno e ripostiglio , sopra ci solo 2 camere da letto L'altra unità più…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
The €40,000 price applies only to the smaller Via D'Agata unit, while the facts report 210 m² and the description prices both units at €100,000, creating a material contradiction. At €190/m² plus roughly €700/m² renovation, the effective cost is about €890/m² versus the Sicilian townhouse baseline of €441/m²; the 3 km sea proximity is a modest positive.
More on the house and the area
This is a substantial old Sicilian townhouse with attractive traditional details, including arched openings, terrazzo floors, balconies, and a characterful staircase. The structure appears roofed and usable in principle, but the interiors are very neglected and need a serious renovation before comfortable living; the best appeal is the historic character and unusually low entry price.
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€42,000 – €74,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Requires substantial renovation, with peeling finishes, damaged flooring, and an outdated bathroom.
- The advertised €40,000 price applies only to the smaller unit, not the full 210 sqm property.
- Urban street setting with no visible scenic view or private garden.
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 82/100The cluster sits at the south-eastern tip of Sicily on the limestone plain around Pachino and Portopalo di Capo Passero. The Ionian coast is close, with the promontory and island of Capo Passero and the beaches and rocky stretches between Marzamemi and Portopalo within the local area. The Vendicari Nature Reserve lies nearby along this coast, with lagoons and coastal wetlands. Marzamemi is the nearest small centre of note on the coast, with the historic tuna fishery buildings around its harbour. Noto is the nearest larger historic town in the area, with the Baroque centre for which this part of the province is known. This corner of Sicily is known for tomato cultivation around Pachino and for fishing villages on the coast.