Casa indipendente in Zona Monte Diana
Vendo stazzo, da ristrutturare, la quotazione e compresa la ristrutturazione, composto da due camere, due bagni, cucina soggiorno, giardino 6.000 mq, pozzo acqua compreso, allacci enel compreso.
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
Estimating renovation at €700/m² gives an effective price of €449,000 (≈€3,741/m²) versus the regional baseline €387/m², so the asking price is far above local norms. The listing is contradictory (says renovation is included but is described as 'da ristrutturare') and provides only one photo/limited data.
More on the house and the area
The property looks like a dream country villa: attractive stone architecture, infinity-style pool, planted Mediterranean garden and a likely sea glimpse about 1 km away. Photos show a move-in-ready, very photogenic home, but the description’s ‘to be renovated’ note must be clarified before assuming it’s finished.
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€24,000 – €42,000
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 text says 'da ristrutturare' (to be renovated) while the photo shows a finished, staged home — confirm actual condition and whether renovation is included.
- Only one promotional photo provided — could be staging or an artist impression; ask for more interior and site pictures.
- Verify exactly which works, permits and utility connections (water from the well, electrical hookups) are included in the price.
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 55/100The cluster sits in the built-up area of Olbia, on the Gulf of Olbia on the northeast Sardinian coast. Within about 15 km there are the granite coastlines and beaches around Pittulongu, Bados and Porto Istana, and the island and marine area of Tavolara–Punta Coda Cavallo offshore. Tavolara, a limestone massif rising directly from the sea, is the dominant natural feature in the area. Olbia is a city of over 50,000 residents with a port, airport, commercial areas and continuous urban fabric, so the immediate living environment is urban rather than open countryside. The area is known as the gateway to the Costa Smeralda and for beaches, boating and access to the marine protected coast east of the city.