Tortolì: Appartamento centrale
Tortolì centro: Vendiamo un appartamento al piano primo, composto da : un'ampia zona giorno ,una cucina abitabile, che potrebbe diventare una terza camera , 2 camere da letto doppie , bagno e 2 grandi balconi esposti rispettivamente Nord e Sud. L'immobile è da ristrutturare internamente e esternamente ; Si trova…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
At €79,000 (€725/m²), the apartment needs both internal and external renovation, estimated at about €700/m², bringing the effective cost to roughly €1,440/m² versus €539/m² for comparable local homes. Its central Tortolì location and 3 km distance from the sea are positives, but they do not offset the high all-in cost.
More on the house and the area
A spacious, sunny four-room apartment with attractive terracotta floors, traditional wood furniture, a fireplace, and two balconies. It appears to be a real, usable home rather than a shell, but the dated interiors, visible cracks/unfinished exterior elements, and stated renovation needs keep it in the charming-but-project category.
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€21,000 – €38,000
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.
- Needs internal and external renovation.
- Energy class G may mean higher running costs and upgrade needs.
- Balconies and exterior walls appear dated and weathered; only one bathroom is shown on the plan.
- No special sea view or private outdoor land is evident.
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 72/100The cluster sits in the coastal plain of Ogliastra on Sardinia's east coast, with the Gulf of Arbatax/Tyrrhenian shoreline and sandy beaches and small coves within a few kilometres. The red-rock outcrops known as the Rocce Rosse at Arbatax are on the immediate coast inside the municipal area. Local beaches near the town include Porto Frailis and stretches known locally as Lido di Orrì and nearby Cala Cea. There are low coastal hills and karst limestone features in the Ogliastra hinterland within the 15 km radius, but no high mountain massif or ski lifts in that band. Tortolì (the local town, pop. ~11,000) provides shops, schools, medical services and a small commercial/fishing port at Arbatax; summer tourism and fishing are important to the local economy. The nearest major airports (Olbia and Cagliari) are both over 100 km away by road.