Casa indipendente in vendita a Modica, Frigintini
A Modica, in zona Frigintini, precisamente in Via Gianforma, proponiamo in vendita una casa indipendente di circa 135 mq, da ristrutturare e personalizzare secondo le proprie esigenze. L'immobile, situato in una posizione strategica e servita, è composto da ingresso, soggiorno, cucina, tre camere da letto, bagno,…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Damp
- Wiring
- Heating
See what needs doing and what each job costs
Estimated renovation at €700/m² → renovation ≈ €94,500 and an effective price ≈ €184,500 (≈ €1,367/m²) versus the regional median of ≈ €446/m². The house includes a 123 m² magazzino and 1,000 m² land which add value, but do not justify paying roughly three times the local baseline.
More on the house and the area
Charming traditional stone house with high ceilings, patterned original floors and a private courtyard, large 123 m² magazzino and ~1,000 m² of land with fruit trees — great value for the area. The home is solid and lived‑in but requires renovation and damp/finish repairs to be a comfortable modern residence.
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€27,000 – €48,000
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.
- Property needs renovation and cosmetic updating (kitchen, bathroom, plasterwork).
- Visible wall staining/cracks — check damp and structural/roof condition before purchase.
- Only one bathroom for a 3‑bed house; consider layout changes.
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 lies on the Hyblean Plateau (Monti Iblei), a limestone plateau with eroded ridges, ravines and dry valleys in the surrounding landscape. The Cava d'Ispica canyon and archaeological complex — a long gorge with rock-cut dwellings and tombs — is in the local area. Modica is one of the Late Baroque towns of the Val di Noto and is inscribed on the UNESCO World Heritage List for that group of towns. Modica's historic centre contains multiple Baroque churches, including the Cathedral of San Giorgio. The surrounding countryside is agriculturally worked with olive, almond and citrus cultivation typical of southeastern Sicily. There are no ski lifts or alpine resorts in the immediate area.