Terratetto plurifamiliare in Orani
Casa indipendente nel cuore del paese – ideale come investimento! In posizione centrale e comoda a tutti i servizi, proponiamo casa indipendente disposta su tre livelli, composta da due appartamenti trilocali con ingressi autonomi. Piano terra: Ingresso indipendente e box auto Primo piano: Appartamento trilocale da…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listing- On the market for a long time
See what needs doing and what each job costs
95,000 EUR for 225 m² with one apartment recently renovated and one described as "da ristrutturare" -> I estimate ~350 EUR/m² in average renovation cost (partial refurb). That gives an effective price ≈772 EUR/m² vs the regional baseline 416 EUR/m²; listing has been online 323 days (stale).
More on the house and the area
A large, practical town house in the centre of Orani with a usable, fully renovated apartment and a second unit ready for refurbishment. The panoramic rooftop terrace and village/hill views are the main charms; overall the building is liveable but needs updating in parts, making it a good-value buy for two households or rental investment.
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.
Our read of the photos, €350/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€26,000 – €44,000
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.
- One of the two apartments requires renovation (first-floor unit)
- Some rooms are low-ceiling/partially below-ground with small high windows
- Ground-floor garage/storage is unfinished and looks rough
- No garden — only a balcony and a rooftop terrace for outdoor space
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 67/100The cluster sits in Barbagia, the inland central Sardinian hills and low mountains around Nuoro. Terrain within about 15 km is hilly to rugged, with granite outcrops, wooded slopes and areas of Mediterranean shrub, agricultural plots and pasture. The provincial capital Nuoro lies nearby and provides municipal services, a hospital, rail/road links and regional museums (ethnography and costume collections). Several small Barbagian towns are close by where traditional pastoral culture and mask-festival traditions (Mamuthones) are practiced. There are no ski lifts within the immediate area; the higher Gennargentu massif lies farther inland. Orani is the birthplace of sculptor Costantino Nivola and the town and its surroundings have a tradition of stone and craft workshops.