Via Giovanni XXII, 6, Niscemi
Tribunale: Gela RGE: 25/2021 PVP: 4613437 Piena Proprietà di Fabbricato composto da piano terra, primo piano e secondo piano allo stato grezzo, con terrazza praticabile a terzo piano, adibito a civile abitazione, sito in Niscemi, nella Via Giovanni XXIII° n. 6, in catasto fabbricati al foglio di mappa n. 33,…
What it really costs
Can you move in?
Not before the basics are done
In the listingRenovatedThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
Must be done first
- Wiring
- Plumbing
- Bathroom
- Kitchen
See what needs doing and what each job costs
This is a judicial auction (Tribunale: Gela), which prevents a normal purchase and makes it a trap; price €21,515 for 78 m² (~€276/m²) is well below the regional median (€448/m²). The listing also contradicts itself (labeled Renovated but described as 'allo stato grezzo' / shell), so I estimate renovation ≈€1,100/m².
More on the house and the area
The photos show a bright, modern interior and a nicely tiled bathroom that could feel move-in ready, but the written description calls the building 'allo stato grezzo' and the ad warns images are illustrative. Verify real photos, the finish level, utilities and auction conditions before planning to live in it.
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€31,000 – €46,000
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.
- Listing states images are indicative — the photos may not be of this exact property.
- Italian description says 'allo stato grezzo' (sold as a shell) — the unit may lack finishes, kitchen and working services.
- Property is being sold at auction — legal/administrative risks and extra costs possible.
- No attractive exterior, view or private outdoor space is shown in the photos.
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 52/100The area sits on the inland side of the Gulf of Gela, with low rolling hills, cereal fields, olive groves and patches of Mediterranean scrub. The Biviere di Gela nature reserve lies nearby on the plain toward the coast, centred on a coastal lake and wetland. Gela is the nearest larger town, with full services, shops and a hospital. This part of southern Sicily is known for agriculture, especially artichokes and other field crops.