Casa indipendente in Via Roma 21
BADESI - LA TOZZA Badesi è un piccolo paese del nord della Sardegna, affacciato sul Golfo dell'Asinara. È noto per le sue lunghe spiagge sabbiose, come Li Junchi e Baia delle Mimose, ideali per sport acquatici. L'economia si basa su agricoltura e viticoltura, in particolare il Vermentino di Gallura. Il paese conserva…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €84,000 (€785/m²), this is already more than double the local comparison level of €352/m²; allowing a modest €200/m² for the unstated condition brings the effective cost to about €985/m². Being 3 km from the sea and having a terrace add appeal, but the listing does not state the property's condition or age and the price remains high.
More on the house and the area
This is a genuine, spacious and immediately usable home with a large terrace overlooking Badesi and a partial sea view, only about 3 km from the coast. The patterned floors, traditional wooden doors and polished staircase add lived-in Italian character, although the overall finish is dated rather than polished or luxurious.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€7,000 – €12,000
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.
- Interiors are clean and usable but distinctly dated, especially the kitchen and bathroom.
- Access is via an internal staircase, and the home has only one bathroom.
- Energy class G may mean higher running costs; the sea view appears to be only a partial glimpse.
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 58/100Coastal plain of north Sardinia: within 15 km the area is low coastal terrain with several kilometres of sandy beach and a dune strip backed by pine/maquis vegetation and at least one coastal pond/lagoon. Land use nearby is a mixture of seasonal-tourism facilities (holiday apartments, campsites), maquis scrub and agricultural parcels (olive trees, small vineyards and arable plots). The nearest larger settlement is Valledoria, a few kilometres away, which supplies shops and a stronger seasonal tourist infrastructure. No national-park or UNESCO designation lies inside the immediate 15 km band; regional transport connections run by road to larger airports and the cities of Olbia and Sassari further afield.