Casa indipendente in Via Grazia Deledda, 13, Usini,
CASA INDIPENDENTE SU UNICO LIVELLO CON CORTILE PRIVATO E DOPPIO INGRESSO IN CENTRO A USINI Nel cuore del centro di Usini, proponiamo in vendita una casa indipendente sviluppata interamente al piano terra. L'immobile offre totale autonomia e una conformazione adatta a chi cerca un progetto di riqualificazione…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
See what needs doing and what each job costs
The €45,000 asking price looks low, but the described radical renovation—masonry repairs, new systems, windows, interiors, terrace and attic—puts the estimated all-in cost near €1,369/m², versus roughly €365/m² for comparable local stock. Its central location, private courtyard and independent access add appeal, but not enough to offset the heavy works.
More on the house and the area
The enclosed courtyard is genuinely photogenic, with bougainvillea, mature potted greenery, warm stone walls, and a desirable outdoor-living atmosphere. However, this is fundamentally a major renovation project: the interiors are inconsistent, with one pleasant bathroom but another room showing extensive plaster failure and deterioration. It has character and a strong courtyard concept, but it is not yet a beautiful, usable dream home.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€19,000 – €34,000
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.
- The listing explicitly calls for radical renovation, including walls, plaster, utilities, windows, and heating.
- One interior room shows severe peeling plaster and damp-looking deterioration; the attractive bathroom may be a refreshed exception rather than the overall condition.
- No sea, mountain, or countryside view is shown; the appeal is primarily the private courtyard and potential.
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 49/100The area sits on low limestone hills and agricultural land in the north-west of Sardinia. The nearest larger town is Sassari, which has a full city centre, rail links, hospitals, universities and the main services for the province. Porto Torres on the Gulf of Asinara is nearby for ferries and port services. This part of north-west Sardinia is known for vineyards and olive groves, especially Vermentino and local wine production.