Via Milano, 13, Orotelli
Tribunale: Nuoro RGE: 67/2024 PVP: 4585920 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. composto da proprietà 1/1 , villetta su due piani fuori terra, ubicata a Orotelli,…
What it really costs
Can you move in?
Not before the basics are done
In the listingHabitableThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction listing and the description explicitly states the villa is "abusivo e non sanabile" (illegal and cannot be legalized), so it cannot legally be a dwelling despite the low price (€62,000 for 325 m²). The legal/regularization issue makes this a non-starter for normal purchase or renovation.
More on the house and the area
The photos show a bright, stylish, move‑in interior with large open-plan spaces, skylights and a modern bathroom — very photogenic and good value on sqm. However the listing explicitly states the building is illegal/non‑sanable and images may be illustrative only, so this is a high legal/title risk despite the attractive condition.
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€129,000 – €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.
- Listing states the property is 'abusivo e non sanabile' — major legal/non-regularisable issue
- Advert says images are indicative and may not be the real photos of the property
- Cadastral/category problems noted (F3, corso di costruzione) — check permits and registration
- Remote from the sea (~43 km) and energy/certification info missing
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.