An easy guide to build a house in Sicily: everything a foreign investor needs to know
Building houses in Sicily is a fascinating opportunity for many foreign investors attracted by the island’s natural, cultural and architectural heritage. However, the building process in Sicily has regulatory and administrative specificities related to its status as a Special Statute Region, which make it different from the rest of Italy.
This guide, written by bureau69 architects, is intended to be a clear and accessible tool for those who, unfamiliar with bureaucracy and building regulations in Sicily, wish to undertake a real estate project on the island. Our firm specializes precisely in assisting international clients and, through a selected network of professionals, accompanies each investor throughout the process, from the search for the property to the turnkey realization of the project.
Purchase of building land
The first step is to purchase a building plot. It is essential that the lot is included in a General Regulatory Plan (GPR) area of the municipality classified as buildable. Before purchase, it is necessary to:
- Verify the zoning destination at the Municipal Engineering Office.
- Apply for a Certificate of Urban Designation (CDU).
- Assess accessibility to the lot, presence of service connections (water, electricity, sewer), landscape or hydrogeological constraints.
- Conduct a cadastral and mortgage check to rule out legal issues.
The cost of land in Sicily can range from 30,000 to over 100,000 euros, depending on location and building index. This step is essential in order to subsequently build a house in Sicily according to the required parameters.
The role of the architect: a central figure in the process
The architect is the director of the entire building process. His role goes far beyond drawing: he is the technical consultant, the coordinator of the professionals involved (engineers, geologists, thermal engineers), the contact person for administrative paperwork, and the person responsible for the aesthetic and functional quality of the project. Main duties:
- Urban and economic feasibility analysis.
- House design in Sicily in its preliminary, final and executive phases.
- Management of construction practices (SCIA, PdC, CILA).
- Safety coordination and construction management.
- Assistance in the selection of contractors and cost control.
Our firm takes a responsible approach, putting the client’s needs, functional efficiency of the property and living comfort at the center. A relationship based on trust, continuous dialogue and transparency is the basis of every successful project for us.
Stages of design: from concept to construction
Feasibility study
It consists of a preliminary assessment of the possibility of building a house in Sicily on the identified land. It is checked for urban conformity and the presence of any constraints.
Concept design
The architect develops initial architectural proposals, with layouts and massing, based on the client’s needs and regulatory constraints.
Developed design
More detailed drawings are prepared: plans, sections, elevations, technical report and estimated metric calculation. This is the project to be submitted to the municipality to obtain a building permit in Sicily.
Technical design
It details every aspect of construction: materials, technical solutions, facilities. It is used for site construction and for drafting contracts with contractors.
Construction management
During implementation, the architect (or appointed technician) directs the work, verifies workmanship, manages variants during construction, and handles relations with the municipality and third-party agencies.
Find more details about our working method here
Building practices: regulations and procedures in Sicily
In Sicily, building practices are regulated by Presidential Decree 380/2001, supplemented by Regional Law 16/2016, and the latest updates introduced by Decree Law 69/2024 (Salva Casa). Knowing the building regulations in Sicily is essential to proceed correctly. Main licensing titles:
- Building Permit (PdC): for new construction and major renovation.
- SCIA: for renovation work without structural work.
- CILA: for light extraordinary maintenance.
- Free building: for small interventions under the single glossary (DM 2018).
Mandatory opinions:
- Civil engineer: for works in seismic zone.
- Superintendence: in areas subject to landscape, historical or archaeological constraints.
- ASP: for sanitation audits.
The Salva Casa decree introduced major simplifications for the regularization of minor discrepancies and expanded the scope of free building. As an autonomous region, Sicily applies these regulations in a peculiar way: it is therefore essential to rely on professionals with proven local experience.
Sustainable housing and NZEB obligation
From 2021, all new buildings must be NZEB (Nearly Zero Energy Building). Main requirements:
- Highly insulated building envelope.
- Energy-efficient facilities.
- Obligation to install photovoltaic panels.
- Energy production from renewable sources.
- Controlled mechanical ventilation (CMV).
Energy design is an integral part of home design in Sicily and must comply with the standards of Legislative Decree 192/2005 as amended. Our firm pays special attention to environmental sustainability and consumption containment, designing high-performance and comfortable buildings.
Construction costs: main items to consider
Building a house means facing a significant investment consisting of many expense items. Below is an indicative summary of the items to consider:
- Cost of Building Land
- Technical and design fees (architect, structural engineer, mechanic, geologist, acoustic consultant, etc.)
- Urbanization charges and contributions (Bucalossi)
- Rough construction + finishing
- Electrical system (with home automation if required)
- Water and sanitary system
- Thermal, VMC and photovoltaic system
- Connections (water, electricity, gas, sewer)
- Lot fence
- Security system (alarm, video surveillance)
- Final practices, testing, practicability
To these items we recommend that you never forget to add:
- VAT (4% in new construction)
- 5-10% contingencies, changes that may occur during the course of the work
Conclusion
Building a house in Sicily requires soft skills, in-depth knowledge of building regulations in Sicily, and a clear design vision. bureau69 architects offers a comprehensive service for foreign investors who want to build or design a house in Sicily, providing a network of qualified professionals (notaries, real estate agents, engineers, lawyers, companies) who can follow the project at every stage, from the search for the property to the turnkey construction.
With a responsible and personalized approach, we place the client at the center, enhance the functionality of the property and ensure maximum living comfort, with attention to cost, architectural quality and environmental sustainability.
The information provided here may be incomplete and unsuitable for your project, so for more information and before making any choice, please contact our firm: we will be happy to support you in the realization of your project in Sicily.
