Appartamento su due piani in centro storico con terrazza
Nel caratteristico centro storico di Bosa, in una posizione particolarmente interessante tra il Corso principale e il fiume Temo, proponiamo in vendita un appartamento disposto su due livelli, situato al terzo e quarto piano di un’antica palazzina. L’immobile offre ambienti distribuiti su due piani, con la possibilità…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €85,000 (€620/m²), the stated renovation needs could add roughly €95,900, bringing the effective cost to about €1,320/m² versus a local reference of €538/m². The historic-center setting, terrace, and location 2 km from the sea add appeal, but do not offset the heavy renovation premium.
More on the house and the area
This is a substantial two-level home in Bosa’s atmospheric historic center, with textured old façades, arched details, a large sunny terrace and views over tiled rooftops toward green hills. The interior is solid and fully floored with multiple rooms, bathrooms and attractive timber ceilings, but it is dated and needs meaningful renovation rather than being immediately move-in ready.
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€27,000 – €48,000
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.
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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 renovation, with dated finishes, wall cracking and signs of damp or wear.
- No kitchen is visible in the gallery, so the practical move-in condition is uncertain.
- Historic-center access is via narrow cobbled pedestrian lanes; the terrace has exposed utility frames that need finishing.
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 81/100The area sits on the lower Temo valley at the west coast of Sardinia, with low volcanic and limestone hills around it and the river reaching the sea at Bosa Marina. The Temo is the only navigable river in Sardinia and runs through the town to the coast. The coast here has rocky stretches and small coves as well as the beach at Bosa Marina, and the route north toward Alghero follows a cliff and headland shoreline inside about 15 km. Bosa has a substantial historic centre on the river and the Malaspina Castle above the town. The area is known for Malvasia di Bosa wine and for the river town setting, which is unusual in Sardinia.