Via Giovanni XXII, 13, Niscemi
Tribunale: Gela RGE: 25/2021 PVP: 4613455 Piena Proprietà di Fabbricato composto da piano terra, primo piano e secondo piano terrazza praticabile, adibito a civile abitazione, sito in Niscemi, nella Via Giovanni XXIII° n. 13, in catasto fabbricati al foglio di mappa n. 33, particella n. 991 sub 3, Categoria A/3,…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
Must be done first
- Heating
See what needs doing and what each job costs
This is a judicial auction listing, which carries legal/transactional constraints. Listed at €10,125 for 68 m² with estimated renovation €200/m² (€13,600) → effective price ≈ €23,725 (~€349/m²) vs regional median €448/m², but auction status makes it a high-risk purchase.
More on the house and the area
Photos show a bright, recently renovated-feeling interior with modern bathrooms and flooring — clearly habitable and easy to move into. It’s a modest, town-centre home rather than a scenic or historic dream property; confirm actual photos/condition and auction/legal details before bidding.
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€5,000 – €7,000
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 is an auction — legal/administrative risks and extra costs
- The ad notes images may be indicative and not actual photos of the unit
- Small townhouse (68 m²) in a dense town center with no private garden or sea view
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.