Casa indipendente in Via Daniele Monteleoni
SIRACUSA APPARTAMENTO IN VENDITA CON TERRAZZO ZONA TISIA RIF3068 VIA DANIELE MONTELEONI | INDIPENDENTE CON DUE CORTILI E TERRAZZO In posizione centralissima e servita, nel cuore della zona Tisia – Zecchino, precisamente in Via Daniele Monteleoni, proponiamo in vendita un immobile indipendente su due livelli,…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
Assuming a modest habitable-level work (~€200/m²) gives an effective price ≈€990/m² (€98k + €24.8k renovation) vs the regional median €467/m²; the house is attractive (1 km from the sea, 30 photos) but the listing does not state the condition, so at this effective valuation it looks overpriced for the area.
More on the house and the area
A solid, independent two‑storey town house with two small courtyards and a large private roof terrace — great practical outdoor space just 1 km from the sea. Interiors are clean but dated and will need cosmetic updating; overall this is a very usable home with good value for the price.
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€8,000 – €14,000
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.
- Needs cosmetic modernisation (kitchen/bathroom/finishes).
- Rooms are compact and layout is dated — some internal reconfiguration may be desired.
- Urban location — limited privacy and possible street noise; check rooftop waterproofing/condominium issues.
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 55/100This is inside the built-up area of Siracusa, on the Ionian coast by the Gulf of Syracuse and the mouth of the Ciane and Anapo rivers. The Plemmirio Marine Protected Area lies just south of the city. Ortigia, the historic island centre of Siracusa, is a UNESCO World Heritage component within the city, and the wider city is known for its Greek and Roman archaeological remains including the Neapolis area. The flat coastal plain and low limestone plateau around the city are the immediate landscape.