Villa unifamiliare in Orotelli
OTTIMA OCCASIONE - ASTA IMMOBILIARE proprietà 1/1, villetta ubicata a Orotelli (Nu), via Milano n. 13, catasto fabbricato Foglio 17, mappale 169, categoria F3 (corso di costruzione), l’immobile risulta abusivo e non sanabile. - Via Milano ... Simplex Domus aiuta famiglie e aziende a comprare immobili all’asta…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction and the text states the villa is category F3 (under construction) and 'abusivo e non sanabile', so it is not legally habitable. The listing also conflicts with the the listing label 'Habitable'; despite €191/m² vs a €381/m² baseline, the legal veto overrides price.
More on the house and the area
This is a clean, modern villa with a tidy exterior, balcony and large, clearly usable interior spaces. It looks comfortably livable in the photos, but the wow factor is limited because the setting is ordinary and there is no special view or character. The decisive issue is legal rather than aesthetic: the description says the property is abusive and not regularizable, which heavily undermines it as a real dream home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€128,000 – €190,000
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.
- Serious legal issue: described as abusive and not sanabile
- Auction listing, so facts/condition may not fully match the photos
- No proven scenic view or special setting from the photos
- Interior looks finished, but official classification says in corso di costruzione
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 57/100The area sits on the basaltic and granitic uplands of central Sardinia, with the higher mass of the Gennargentu range farther to the east and visible only at greater distance. The Tirso river system runs through this part of the island, and the Lake Omodeo reservoir lies within this wider inland zone. Within about 15 km the main place of size is Nuoro, which has the province’s main services, shops and hospital. This part of Barbagia and the Marghine is known for pastoral landscapes, cork oak and holm oak countryside, and for Sardinian traditions linked to herding and village festivals.