The dream for many is to purchase a piece of land in our stunning Sicily to create an oasis of peace, far from the city chaos. However, between building indexes, landscape constraints, and regional regulations, the path from the dream to the construction site can feel like a bureaucratic labyrinth. In this article, we clarify the current rules to finally understand what, how, and how much you can actually build on agricultural land.
Often we hear: "I’ve found a wonderful piece of agricultural land; I’d like to build my dream home there." But is it really that simple? The short answer is: yes, but under very specific conditions.
In Sicily, regulations are governed by a mix of national laws (Testo Unico Edilizia) and specific regional laws (such as L.R. 13/90 and the recent 2024/2025 reforms). Let’s break down the indexes, requirements, and setbacks.
1. The Golden Parameter: The Building Index
In an agricultural zone (classified as "Zone E"), you cannot build as much as you want. the limit is dictated by the land density index (indice di fabbricabilità fondiaria).
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The Standard Index: Generally, it is $0.03 m^3 / m^2$.
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What does this mean in practice? If you own 10,000 sqm of land (one hectare), you can build a total volume of $300 m^3$.
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How much living space is that? Considering an average ceiling height, $300 m^3$ translates to approximately 90–100 sqm of living space.
Please note: In many Sicilian municipalities, building new residential homes is not permitted on plots under 10,000 sqm, unless neighboring parcels are legally combined (accorpamento).
2. Who Can Build? The Subjective Requirement
This is the part that causes the most confusion. The law was designed to protect agriculture, not to encourage urban sprawl.
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Professional Agricultural Entrepreneur (IAP): Those with this professional qualification have a smoother path to building warehouses, storage facilities, and even their own residence, by proving it is necessary for the management of the land.
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Private Citizens: Can they build? In Sicily, many General Town Plans (PRG) allow residential construction even for non-farmers, provided the 0.03 index is respected. However, some protected areas or specific municipalities may restrict this possibility only to those who actually work the land.
3. Setbacks and Limits: More Than Just Boundaries
Building in the countryside doesn't mean you can place the house wherever you like. Here are the main rules:
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Setback from boundaries: Usually at least 10 to 20 meters (depending on the municipality and the type of construction).
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Buffer zones: Be mindful of roads, railways, and—in Sicily—the coastal strip (absolute ban within 150 meters of the sea) and the landscape constraints of Mount Etna or nature reserves.
4. 2025–2026 Updates: Restoration and "Salva Casa"
Thanks to recent simplifications (such as the regional adoption of the "Salva Casa" decree), today it is easier to:
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Restore existing buildings: Renovating an old ruin (rudere) or a rural warehouse is often much simpler than building from scratch.
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Change of use: It is possible to convert a rural building into a residential one, but you must verify compatibility with the municipal urban plan and pay the required construction fees (oneri di urbanizzazione).
Advice from Domus Sicilia
Buying agricultural land to build on is an excellent investment, but a "DIY" approach is risky. Before signing a preliminary contract (compromesso):
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Request an updated Urban Planning Certificate (CDU).
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Check for any constraints (hydrogeological, landscape, or archaeological).
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Consult a professional to calculate the exact building capacity.
Have you found a plot that interests you, or do you own land and want to know its value?
Contact us for a technical consultation: At Domus Sicilia, we help you transform your land into a concrete project.
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