Villa a schiera in Modica
MODICA – AFFASCINANTE IMMOBILE PANORAMICO NEL CUORE DEL CENTRO STORICO Nel cuore del suggestivo Centro Storico di Modica proponiamo in vendita un affascinante immobile di circa 120 mq, caratterizzato da ampi spazi, terrazza panoramica e balconi con una vista mozzafiato sui caratteristici tetti e sulle bellezze del…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Price EUR 71,000 plus an estimated EUR 200/m² renovation (~EUR 29,000) gives an effective price of ~EUR 100,000 (~EUR 690/m²) versus the regional baseline of EUR 446/m². Central historic location and a large terrace help, but the effective €/m² is well above median and the listing text states ~120 m² while the facts show 145 m² (size contradiction), which lowers the score.
More on the house and the area
A roomy, genuinely livable townhouse in the heart of Modica with high ceilings, original terrazzo floors and an enormous panoramic roof terrace that delivers spectacular views across the baroque town and surrounding hills. The accommodation is solid and usable now but cosmetically dated; the terrace and balcony railings need attention. Excellent value for size and location — a dream home for someone who wants town-centre life and views, with modest modernization.
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€10,000 – €16,000
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.
- Terrace and roof surfaces look aged — likely need waterproofing and safety/rail repairs before regular use.
- Interior is habitable but dated: expect cosmetic updates (kitchen, bathrooms, electrics) to modernize.
- Typical centro storico access — narrow streets and stairs, no elevator; parking may be limited.
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.