Casa Giovanni – Modica

• 6 Rooms

• 2 Bathroom

• 103 m²

• Split-level

Casa Giovanni is a 103 m² three-storey historic house for sale in Modica's former Jewish quarter, Sicily, priced at €115,000. The property has two independent entrances and two balconies, including an upper-floor balcony overlooking the historic cityscape and the Duomo di San Giorgio. The house is already habitable and offers scope for selective improvements as a second home or holiday-rental property.

A Historic House with Duomo Views in Modica

Casa Giovanni is a characterful historic house in the former Jewish quarter of Modica, set on the hillside just above the lower part of the historic centre. Almost directly opposite the Duomo di San Giorgio, the house is immersed in one of the city's most atmospheric historic neighbourhoods. From the upper-floor balcony, the view takes in the church, the surrounding palazzi and the terracotta rooftops of old Modica.

Modica forms part of the Late Baroque Towns of the Val di Noto, which were inscribed on the UNESCO World Heritage List in 2002. This protected historic setting is one of the defining features of the property and of the surrounding neighbourhood.

Casa Giovanni was created by joining two separate dwellings and has retained two independent entrances. This is particularly useful in a city built so dramatically across a steep hillside, as there is a difference of approximately two storeys between the upper and lower sides of the property.

The house could be used immediately after purchase. The basic services are in place, the bathrooms are usable and a small furnished kitchenette is already installed. There is still scope to improve the property, but the work is considerably more limited than the comprehensive renovation required by many historic houses in Sicily.

Modica is also well connected to the rest of south-eastern Sicily. Comiso Airport is approximately 20 km away, while Catania Airport can be reached in around an hour and a half. For buyers looking for a second home that could also be offered for short-term rental, the central historic location may be particularly interesting.

The Property

The main entrance is on Via Cartellone, on the upper side of the property just below the neighbourhood viewpoint. A short flight of steps leads to the main living level, where there is a living room, a connected kitchen and a small washroom with WC.

This is the brightest level of the house and opens directly onto the main balcony. The Duomo di San Giorgio is the most prominent landmark in the view, accompanied by the towers, palazzi and terracotta rooftops of historic Modica.

Above the living area, the exposed timber roof rises to approximately 4.5 m at its highest point, giving the upper floor a particularly open feeling. On the lower levels, ceiling heights of around 3.4 m and arched openings help the rooms, each measuring approximately 15 m², retain a sense of space while preserving the traditional character of the building.

An internal staircase leads down to the middle floor. Here there is a bedroom with a vaulted ceiling finished in relatively recent plaster, a bathroom with shower and a second small balcony.

The lowest level consists of a single open room. It can be reached either internally from the floor above or independently through the property's second entrance.

At the rear of this room, a plasterboard wall conceals what the owner reports to be a natural cavity in the rock. Its actual size, condition and potential use have not yet been verified and should be assessed by a qualified surveyor or technical professional.

As is common in historic buildings constructed directly against rock, there are some areas affected by damp, particularly around the stairwell and on the lowest floor. In several places the plaster is flaking and will require appropriate treatment and replastering.

The floors and main ceiling structures appear to be in generally good condition. The existing wooden single-glazed windows remain usable, although replacement could improve thermal performance and comfort. The electrical system, believed to date approximately from the 1990s, is currently usable but should be checked as part of the normal technical due diligence before purchase.

There is no central heating. Several air-conditioning units are installed, although their functionality has not been verified. The bathrooms are simple and dated but usable, while the kitchen is furnished and currently in fair condition. The furniture and contents visible in our photographs are included in the sale.

Directly across the lane, at number 33, a small separate storeroom in rustic condition also forms part of the property. It houses the water cisterns and pump serving the house and provides additional general storage space.

Surroundings

The former Jewish quarter is one of the most atmospheric corners of Modica's historic centre. Stepped alleys and historic stone houses rise across the hillside in every direction, creating the distinctive urban landscape for which the city is known.

The poet Salvatore Quasimodo, winner of the Nobel Prize in Literature, was born in a nearby house, and his birthplace is today one of Modica's recognised cultural attractions. Restaurants, cafés, artisan workshops and many of the monuments of the historic centre can all be reached on foot.

Directly behind the property, a luxury guest house with a swimming pool has been created within the historic fabric of the quarter. A number of other properties in the surrounding streets are also being restored by Italian and international owners. In our view, this continuing investment is a positive sign for the long-term appeal of this part of Modica, although future property values can naturally never be guaranteed.

One practical consideration is access. As with many historic houses in Modica's hillside quarters, it is not possible to park directly in front of Casa Giovanni. Approaching from below involves climbing the stairways that rise from the area around the Duomo. From above, it is possible to park near the belvedere and walk the final section to the house.

Anyone with limited mobility should therefore consider the steps carefully. At the same time, the lack of through traffic contributes significantly to the peaceful atmosphere of the neighbourhood.

Everyday shops and supermarkets can be reached within a few minutes by car in the lower part of Modica, where the railway station is also located. From there, direct trains provide connections towards Ragusa and Syracuse.

Modica is internationally known for its chocolate, while Ragusa Ibla, Scicli and the sandy beaches of the south coast are all within easy reach. The roads through the Hyblaean hills also make this an attractive area for driving and cycling. Syracuse is approximately an hour and a quarter away by car, while Catania and the east coast are comfortably within day-trip range.

Renovation Potential and Estimated Costs

Casa Giovanni can already be used in its present condition, so the potential lies primarily in selective improvements rather than a complete renovation.

Our first priorities would be to inspect and, where necessary, repair the roof covering in the areas where light traces of water infiltration are visible, and to restore or reconstruct the middle-floor balcony, whose iron elements show oxidation. Because of the historic character of the property, any external work should naturally respect the existing architecture and any applicable planning or heritage requirements.

Further improvements could include restoring the façades and, in the future, replacing the existing single-glazed wooden windows with more efficient glazing while maintaining an appearance appropriate to the building.

The following figures are indicative estimates only and are not binding quotations. Actual costs will depend on technical inspections, permissions, contractor quotations, materials and the final scope of work.

As an initial indication, restoration of the façades and balconies could require a budget of approximately €15,000. Replacing the existing windows with new double-glazed units could require a further €5,000 to €6,000.

The areas affected by damp should be treated and replastered using breathable materials suitable for historic masonry, a common consideration when renovating older properties in Sicily.

A technical professional should also investigate the cavity behind the rear wall of the lowest floor. If its condition and dimensions allow it to be safely recovered and the necessary permissions can be obtained, it could potentially become a wine cellar, a naturally cool summer room or simply an unusual additional feature of the property.

The independent second entrance also gives the lowest floor interesting flexibility. Subject to the necessary technical and administrative checks, it could potentially be adapted as a guest suite, studio or independent space connected to a holiday-rental use.

For buyers considering short-term rentals, an indicative gross annual rental income in the region of €10,000 to €12,000 may be possible depending on occupancy, pricing, presentation, seasonality and professional management. This is an indicative estimate rather than a guaranteed return. Our sister company Solemar Sicilia specialises in holiday rentals and can provide more detailed advice based on the property's final configuration and the market conditions at the time.

If you would prefer assistance with the improvement works, our project management service can support you through the process, from obtaining quotations and coordinating local professionals to assisting with permissions and supervising works. Our English-speaking team can provide further information about the service.

This property listing was last updated in September 2026.