Villa Via Fratelli L. P. Chessa, 56, 07047, Thiesi
[Rif. DV-14111] Nel cuore di Thiesi, direttamente sulla piazza principale del paese, proponiamo in vendita un'affascinante dimora storica indipendente, caratterizzata da ampi spazi, elementi architettonici di pregio e un potenziale difficilmente replicabile. Con una superficie complessiva di circa 464 mq, l'immobile si…
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
At €80,000 (€320/m²), the asking price looks low, but allowing about €700/m² for renovation brings the effective cost to roughly €1,020/m², well above the local €377/m² benchmark. The description claims 464 m² and major 2023 restoration, while the listing facts state 250 m², so the measured area and remaining works require careful verification.
More on the house and the area
A striking historic Sardinian townhouse with an unusually handsome stone façade, arched entrance, high ceilings, original patterned floors, woodwork, and a charming old-world interior. It is a real, furnished house rather than a ruin, but the dated finishes and large scale mean this is a substantial restoration project rather than an immediately comfortable move-in 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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€50,000 – €88,000
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.
- Substantial renovation and modernization are still needed, especially for the dated interiors and finishes.
- Only one bathroom is listed for a very large property, and the kitchen/bathroom condition is not clearly shown.
- The listing gives conflicting surface figures, and the panoramic terrace and optional 1,500 m² land are not fully evidenced in the photos.
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 sits on the Logudoro plateau, a basalt and limestone upland of fields, pasture and low rolling ridges. Within this area are the volcanic mesas and ravines around Monte Pelao and Romana, part of the better-known tuff and basalt landscape of north-western Sardinia. The nearest larger town is Sassari, which has full city services, a university and a railway station. This part of Sardinia is known for sheep farming, pecorino production and Nuragic archaeological sites scattered across the countryside.