Casa indipendente in Via Amore Pietro 19
� NUOVA ACQUISIZIONE – MODICA CENTRO STORICO � � PREZZO AFFARE: € 35.000, 00 � Nel cuore del suggestivo centro storico di Modica, a pochi passi da negozi, ristoranti, bar e da tutti i principali servizi, proponiamo in vendita un immobile dal grande potenziale, ideale per chi desidera realizzare una casa personalizzata…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
See what needs doing and what each job costs
Asking €38k but described as "totalmente da ristrutturare"; estimated renovation ≈ €82,500 (€1,100/m² × 75 m²) so effective price ≈ €120,500 or ≈ €1,607/m². That is ~3.4× the local baseline of €467/m², making this a poor value despite central historic location and a terrace.
More on the house and the area
Lovely historic-centre location and a real rooftop/terrace view over Modica’s stone roofs and cliffside, but the interior is a lived-in, tired shell with peeling plaster and old fittings. Structurally it looks intact and clearly a good low-cost project or holiday-rental conversion rather than a move-in-ready home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€30,000 – €44,000
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.
- Complete renovation required (ceilings, plaster, kitchen and bathrooms).
- Visible damp/peeling plaster — investigate roof/waterproofing and structure.
- Access via narrow historic alley; check local restoration rules and permits.
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.