Casa indipendente in Via Municipio 13
ARMUNGIA CARATTERISTICA CASA INDIPENDENTE CON CORTE CARRABILE E VISTA PANORAMICA Nella Via Municipio, in una posizione particolarmente suggestiva, adiacente allo storico nuraghe che porta il nome del paese, proponiamo in vendita una caratteristica abitazione indipendente disposta su due livelli, impreziosita da…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
See what needs doing and what each job costs
The €30,000 asking price is attractive at €167/m² versus the local €352/m² benchmark. However, the early-20th-century construction, former storage rooms and unclear condition imply substantial work; at an estimated €700/m² renovation cost, the effective price rises to about €867/m², well above the benchmark.
More on the house and the area
This is an unusually characterful Sardinian village house beside a historic nuraghe, with beautiful traditional stone rooms, antique patterned tiles, timber floors, green shutters, a private drive/courtyard, and panoramic views over the rooftops. The main upper-floor home is roofed and genuinely livable, including bedrooms and a functioning bathroom, but it needs refreshing and modernization; several lower and attic spaces remain rustic storage/project areas. At €30,000 for 180 sqm, the combination of history, views, and size creates a strong dream-home proposition for a renovation-minded buyer.
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€36,000 – €63,000
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.
- The main house is usable but clearly dated, with peeling paint, cracks, and no visible fitted kitchen.
- The stone ground-floor rooms and attic spaces are storage/project areas rather than finished living space.
- Access is stepped and the property’s condition, utilities, and legal status should be verified.
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 58/100The cluster is in the lower Gerrei hills, with low limestone and schist ridges and wooded slopes around the upper Flumendosa basin. The Flumendosa river runs nearby and is the main named landscape feature of this part of inland south-eastern Sardinia. Ballao is one of the gateway villages for the Gerrei area, which is known for inland hill scenery, patches of holm oak and Mediterranean scrub, and old mining and rural settlements rather than for a single major monument. Within daily services, Muravera on the coast side and San Nicolò Gerrei inland are the nearest small centres, while Cagliari is the main city for higher-order services farther away. This is ordinary inland Sardinian hill country rather than a protected or officially designated landmark landscape.