Villa Gargallo - Priolo Gargallo
Villa Gargallo – Fascino storico e grande potenziale Villa Gargallo è una villa storica ricca di carattere, situata nel centro di Priolo Gargallo. La proprietà conserva affreschi originali, pavimenti d’epoca, un cortile privato e un’ampia terrazza sul tetto. È una soluzione ideale per acquirenti alla ricerca di una…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
- Bathroom
- Kitchen
See what needs doing and what each job costs
Asking €95,000 (≈€556/m2) but the listing itself estimates ~€200,000 to restore; using €1,170/m2 renovation gives an effective price ≈€1,725/m2, far above the regional baseline of €380/m2. The central, sea‑near location and original frescoes add value, but heavy conservation work and Soprintendenza constraints make this unattractive for most buyers at this price.
More on the house and the area
Beautiful, high‑ceilinged villa with original frescoed ceilings, period floor tiles and an elegant historic façade — very photogenic and characterful. Structurally complete and roofed but showing clear damp/infiltration and in need of a full conservation renovation before it’s a comfortable family home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,170/m², falls in this band.
Materials only, work you may do yourself€68,000 – €100,000
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: roof, electrical/plumbing and bathrooms.
- Visible moisture damage and plaster loss in several rooms.
- Property is under Soprintendenza (historic protection) — restorations will need approvals.
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 35/100The cluster sits on the low coastal plain of southeastern Sicily, immediately adjacent to the Ionian Sea. The Ionian Sea coastline is about 1 km from the town. There are no named mountains or ski areas within the immediate 15 km radius; the terrain is flat to gently undulating. The industrial port of Augusta and the Augusta‑Priolo‑Melilli petrochemical and oil‑refining complex lie within a few kilometres and occupy much of the local coastline. The nearest city of size is Siracusa (Syracuse), with rail connections, hospitals and the archaeological park (Parco Archeologico della Neapolis) within the same province and less than 15 km away. The historic centre of Siracusa (Ortigia) and the nearby rocky necropolis of Pantalica are part of the UNESCO World Heritage Site “Syracuse and the Rocky Necropolis of Pantalica” and are within the local area. The local landscape is primarily industrial facilities, harbour infrastructure and agricultural plain rather than protected natural parkland.