Villa
BUDONI - Nella frazione di Berruiles, a circa 5 chilometri dalle splendide spiagge della costa Nord-Orientale della Sardegna, costruzione indipendente dei primi del '900, da restaurare. Contornata da una parte esterna delimitata da muri in pietra interrotti dagli accessi carrabile e pedonale, la soluzione, presenta…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Structure
- Roof
- Damp
- Windows
See what needs doing and what each job costs
At €35,000 (€583/m²), this early-1900s 60 m² house needs substantial restoration; using roughly €1,100/m², the all-in cost is about €101,000 (€1,683/m²), far above the local €377/m² benchmark. The garden, terrace, and Budoni location near the sea add appeal, but the renovation burden makes this weak value.
More on the house and the area
The old Sardinian stone building has genuine early-1900s character, attractive dry-stone walls, a small garden and a lovely green hillside setting. However, the interior photos show a severely deteriorated shell with missing roof sections, exposed timbers, cracked walls and no usable living spaces, so this is a major restoration project rather than a home you could realistically live in now.
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€24,000 – €35,000
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.
- Extensive roof reconstruction is required, with large sections completely open to the sky.
- The interiors are bare, deteriorated and currently uninhabitable rather than move-in ready.
- Bathroom, kitchen, utilities and structural condition are not visibly confirmed.
- Renovation permits and heritage/structural constraints should be checked before purchase.
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 Sardinia's northeast coast on the Tyrrhenian Sea with a coastline of sandy beaches, coastal pine woods and Mediterranean maquis within the local area. The immediate hinterland is low, often granite-formed hills of the Gallura sub-region and agricultural land (olive and mixed smallholdings) rather than high mountains. There are no national parks or major protected mountain areas inside a 15 km radius. Sardinia has no ski lifts nearby. The nearest large transport hub is Olbia (roughly 30 km to the north) with an airport and ferry connections; local services and summer tourist infrastructure are concentrated in the coastal towns of the municipality. The area is known locally for summer beach tourism, holiday rentals and marina/boating activity in the summer season.