Terratetto indipendente con garage a Siniscola
Terratetto indipendente con garage a Siniscola. Needs renovation, autonomo heating, esposizione interna, balcone, parzialmente arredato, cantina.
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
After roughly €700/m² of renovation, the effective cost is about €1,342/m², versus a local reference level of €400/m². The independent townhouse has a garage, balcony and cellar, and is near the coast, but the renovation burden makes the asking price difficult to justify.
More on the house and the area
This is a substantial, functioning townhouse with three bedrooms, a garage, balcony, kitchen, bathroom, and intact roof—more usable than a renovation shell. However, the look is ordinary and dated, with no proven view, garden, or distinctive historic features to create a strong dream-home effect.
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€29,000 – €52,000
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.
- Clearly dated interiors and likely needs cosmetic and systems renovation.
- No scenic view, garden, or standout historic character is shown.
- Only one bathroom for a 148 m², three-bedroom home.
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 82/100Monte Albo rises immediately inland from Siniscola, a limestone massif with long white ridgelines and karst terrain. The Tyrrhenian coast is close, with the long beach system of La Caletta, Santa Lucia and Capo Comino and the coastal ponds behind the shore. Capo Comino is within the protected area of Tepilora, Rio Posada and Montalbo, a regional park and UNESCO biosphere reserve that links coast, river plain and the Monte Albo foothills. The Posada plain lies just to the north, and Posada is the nearest smaller historic centre of note with a hilltop castello. Olbia is the nearest larger town with port, airport and full city services. The area is known for its beaches, juniper-backed dunes around Capo Comino, and for access into the Monte Albo uplands.