Niscemi
Tribunale: Gela RGE: 27/2023 PVP: 4622220 VILLA DOTATA DI DUE UNITA' IMMOBILIARI, UNA POSTA AL PIANO TERRA DI 105 M. CALPESTABILI CHE COMPRENDE, AMPIO SALONE D'INGRESSO CON CUCINA ABITABILE, TRE CAMERE DA LETTO, DUE BAGNI E UN RIPOSTIGLIO, L'ALTRA AL PIANO PRIMO, COMPOSTA DA UN UNICO VANO DI 116 M. ANCORA ALLO STATO…
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction listing, not a standard sale. Estimated renovation ~€700/m² gives an effective price ≈€218,933 (~€889/m²) vs regional baseline €378/m², and the description contradicts the factual bath count.
More on the house and the area
Large villa with attractive, modern-finished interiors in part of the house and real potential thanks to a 1,400 m² plot with olive trees and a 40 m² veranda. However a significant portion (first floor) is unfinished and the sale is via auction, so this is a promising project that requires renovation and administrative due diligence.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€49,000 – €86,000
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.
Show more
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.
- Property sold at auction (RGE) — expect legal/administrative steps and checks
- Needs renovation: the first floor is 'al grezzo' (unfinished) and parts of the villa will require work
- Listing notes images may be indicative and not the exact photos of the property
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 49/100The area sits on the southeastern side of the Erei-Hyblean uplands, with low chalk and clay hills cut by cultivated valleys. The Gela plain and the Gulf of Gela are nearby, but the cluster is inland rather than on the coast. The nearest town of size is Gela, which provides major services, a port and rail connections. Caltagirone is also nearby and is known for its historic centre and ceramics. This part of inland southern Sicily is known for cereals, vineyards and olive groves.