Terratetto su tre piani con terrazza panoramica
A Siniscola, in Via Brigata Sassari, all'interno di un caratteristico vicolo, proponiamo in vendita un terratetto indipendente di circa 100 mq, disposto su tre livelli e completamente da ristrutturare. Al piano terra l'immobile è composto da soggiorno, bagno e una camera da letto. Al primo piano troviamo tre camere,…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Roof
- Damp
- Wiring
- Bathroom
See what needs doing and what each job costs
Estimated renovation ≈€700/m² → €63,000 + €36,000 price = ≈€99,000 total (≈€1,100/m²), well above the local baseline of €416/m²; the property is completely to be renovated. Positives: 6 km from the sea and 24 photos, but renovation cost makes this a weak value.
More on the house and the area
Charming central townhouse with original patterned tiles, a large red‑brick fireplace and a generous rooftop terrace offering lovely mountain/sunset views. The building is a solid lived‑in shell with floors, stairs and a usable roof but needs a full refurbishment and repairs (damp remediation and terrace waterproofing) to become a comfortable 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€18,000 – €32,000
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.
Show more
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.
- Complete renovation required (electrics, plumbing, kitchen and bathroom).
- Visible water stains and plaster damage on ceilings and walls (damp).
- Rooftop terrace surface and perimeter walls need waterproofing/repair.
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 82/100Monte Albo rises immediately inland from Siniscola, a limestone massif with long white ridgelines and karst terrain. The Tyrrhenian coast is close, with the long beach system of La Caletta, Santa Lucia and Capo Comino and the coastal ponds behind the shore. Capo Comino is within the protected area of Tepilora, Rio Posada and Montalbo, a regional park and UNESCO biosphere reserve that links coast, river plain and the Monte Albo foothills. The Posada plain lies just to the north, and Posada is the nearest smaller historic centre of note with a hilltop castello. Olbia is the nearest larger town with port, airport and full city services. The area is known for its beaches, juniper-backed dunes around Capo Comino, and for access into the Monte Albo uplands.