Villa in Strada Provinciale Arzachena
Vendo stazzo in ristrutturazione, adatto anche per affittacamere, composto da: 4 camere con bagno, soggiorno cucina, veranda coperta, terrazza, piscina riscaldata, parcheggi, acqua direttamente dalla sorgente, terreno mq 20.000.
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Asking €540,000 plus estimated €700/m² renovation (~€126k) yields an effective price of ~€666,000 or ~€3,700/m² vs the local median of €384/m²; 3 km from the sea and a heated pool help, but the effective price is nearly ten times the regional median, making this overpriced.
More on the house and the area
Beautifully staged stazzo-style villa with stone details, covered veranda, heated pool and olive-grove setting a few km from the sea — the photos show a move-in-ready, highly desirable country home. Verify the listing’s ‘in ristrutturazione’ status and all permits/utilities before assuming turnkey condition.
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.
- Listing says 'in ristrutturazione' — confirm the renovation is finished and that interiors/bathrooms/kitchen are complete and habitable.
- Verify legal/permits (habitation certificate, pool permissions) and rights to use spring water.
- Confirm utilities, road access and exact boundaries of the 20,000 m² plot.
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 86/100Coast: the cluster sits in the Gallura coastal area on the Tyrrhenian Sea; the local coastline is part of the Costa Smeralda and includes Porto Cervo, Cala di Volpe, Capriccioli and Liscia Ruja within the municipal area. Archaeology: the Arzachena area includes Nuragic sites and Giants' graves (for example Li Muri). Geology and vegetation: the nearby inland landscape is typical Gallura granite with granite boulders, low hills and Mediterranean maquis. Facilities and infrastructure: Porto Cervo marina and the Pevero golf course are inside the Costa Smeralda development within the municipality. Larger urban links: the nearest larger town with an airport and ferry connections is Olbia, roughly 25–30 km to the south (Olbia Costa Smeralda Airport serves the area). Economy/usage: the coastline has a concentration of seasonal tourist infrastructure and private developments associated with the Costa Smeralda.