Villa in Via Aragona
PIZZUTA- In una delle zone residenziali più prestigiose e richieste di Siracusa, proponiamo in vendita una villetta plurifamiliare dalle importanti potenzialità, composta da tre appartamenti e un garage. La proprietà si distingue per la sua particolare versatilità e rappresenta una soluzione ideale per chi cerca una…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
400 m² villa 1 km from the sea; using an estimated €200/m² renovation the effective price is €479,000 or ~€1,198/m², well above the regional baseline of €389/m². Large layout (three apartments, garage) and 54 photos are positives, but the effective/m² makes this an overpriced listing for Siracusa.
More on the house and the area
A solid, roomy multi‑family villa with gated paved courtyard, private garden and covered veranda — clearly liveable as-is but cosmetically dated. Great for a large family or to keep as separate apartments; not a dramatic view property but very practical and adaptable.
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€26,000 – €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.
- Interiors are dated and need cosmetic updating (old tiles, bathrooms, kitchens).
- Property is in a built-up residential area with no notable sea or panoramic views visible in the photos.
- Asking price is relatively high for a buyer looking for a bargain; this is a spacious, multi-unit family home rather than a cheap project.
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 cluster is in the built-up area of Siracusa, so the resident setting is urban streets rather than open countryside. The Ionian coast is nearby, with the waterfronts of Siracusa and the limestone coast south toward the Plemmirio peninsula within the local area. The River Ciane and the Saline di Siracusa e Fiume Ciane Nature Reserve are just south of the city. Siracusa is a major provincial city with extensive services, and Ortigia and the archaeological area of Syracuse are part of the UNESCO World Heritage site of Syracuse and the Rocky Necropolis of Pantalica. The area is known for Greek and Roman archaeological remains and for the historic island centre of Ortigia.