Buying House by the Sea in Sardinia: 25 Tips and Complete Guide
Christian Camana
??Tourism Entrepreneur in Costa Rei (costarei.eu) south of Sardinia. ???
Welcome to the fascinating world of buying real estate in Sardinia, an island that enchants with its crystal-clear beaches, rich culture and breathtaking landscape. This article is a comprehensive guide for those who dream of owning a beachfront home in this Mediterranean paradise. Whether you are looking for a luxury villa on the Costa Smeralda, a rustic apartment in a coastal village, or a tranquil home with a sea view, you will find here 25 essential tips for successfully navigating the Sardinian real estate market.
Sardinia offers a variety of unique real estate opportunities, but buying property on the island requires a thorough understanding of various aspects, from local legislation to cultural peculiarities. This article will guide you through crucial considerations such as choosing the ideal location, evaluating energy efficiency, understanding building codes, and navigating the Italian tax system. You will find tips on how to integrate into the local community, manage your property remotely, and maximize the potential for tourist rentals.
One of the most important aspects to consider when buying a home in Sardinia is the balance between the charm of island living and the practical necessities of modern life. We will discuss the importance of checking the quality of essential services such as water supply and internet connectivity, elements that can vary significantly from one area of the island to another. In addition, we will explore how local traditions and festivals can enrich your experience as an owner, giving you an authentic immersion in Sardinian culture.
Sardinia is renowned for its natural beauty, and preserving this heritage is a priority. We will examine how strict building and environmental regulations affect the purchase and renovation of properties, and how these rules can actually protect and increase the value of your investment in the long term. We will also discuss the importance of considering factors such as geological stability and home orientation, aspects that can have a significant impact on the comfort and safety of your property.
Finally, this article will provide you with valuable advice on how to handle the practical and legal aspects of buying, from opening an Italian bank account to working with local professionals such as lawyers, accountants and property managers. Whether you are buying for personal use or as an investment, these 25 tips will help you make informed decisions and fully enjoy your slice of Sardinian paradise. Get ready to dive into an exciting journey toward realizing your Mediterranean dream!
Average prices of beachfront real estate in Sardinia.
Here is an indicative list of average prices of beachfront real estate in Sardinia, broken down by area:
North Sardinia:
Eastern Sardinia:
Southern Sardinia:
West Sardinia:
It is important to note that these are indicative average prices and can vary significantly depending on factors such as actual proximity to the sea, view, condition of the property, and specific characteristics of the property. In addition, luxury properties or properties in particularly exclusive locations may have much higher prices than those indicated.
Citations: [1] https://www.immobiliare.it/vendita-case/sud-sardegna-provincia/con-vista-mare/ [2] https://www.agenzianova.com/news/crescono-i-prezzi-delle-case-al-mare-in-sardegna-aumenti-medi-del-21-per-cento/ [3] https://www.immobiliare.it/mercato-immobiliare/sardegna/ [4] https://www.latuacasaalmare.it/ita/regione/14/sardegna/ [5] https://news.tecnocasagroup.it/ufficio-stampa/comunicati-stampa/turistico/mare-isole-estate-2023/ [6] https://www.latuacasaalmare.it/ita/immobili/26/nord-sardegna/ [7] https://relazioninternazionali-tribuna.com/mercato-immobiliale-del-mare-prezzi-in-aumento-nelle-isole-e-in-sardegna/ [8] https://italianrealestatecompany.com/where-to-buy-your-house-in-italy/sardinia/
Buying a house by the sea in northern Sardinia.
The north of Sardinia is renowned for its breathtaking beaches and crystal clear waters, particularly in the famous Costa Smeralda. This area attracts many international buyers looking for luxury properties and spectacular sea views.
One of the most exclusive locations is Porto Cervo, the beating heart of the Costa Smeralda. Property prices here are among the highest on the island, with luxury villas that can exceed 10 million euros. However, smaller apartments can be found starting at around 300,000 euros. The area offers a vibrant social life, with starred restaurants, luxury boutiques, and a popular marina.
Slightly further south, Porto Rotondo represents a slightly less expensive but still very exclusive alternative. Properties here often offer breathtaking views of the Gulf of Cugnana. One suggestion is to consider the hilly areas just outside the center, where you can find villas with more privacy and slightly lower prices.
For those seeking a more authentic atmosphere, the picturesque village of San Pantaleo offers an interesting alternative. Located inland but just a few kilometers from the beaches, this village retains the charm of traditional Sardinia. Here you can find characteristic restored “stazzi” (old country houses) with sea views, at more affordable prices than on the coast.
Moving westward, Alghero offers a unique mix of history, Catalan culture and beautiful beaches. The old town, with its picturesque walls and alleyways, is particularly charming. Apartments in the old town with sea views are in high demand, but good opportunities can be found in residential areas just outside the center.
One tip for buyers is to carefully consider the actual distance from the sea. Many ads advertise properties as “sea view” or “within walking distance of the beach,” but it is essential to check for yourself. In some areas, the lay of the land can mean that a property seemingly close to the coast actually requires a long drive to the beach.
One aspect not to be underestimated when buying in northern Sardinia is seasonality. Many coastal resorts are extremely lively in summer but can become very quiet in winter. If you plan to use the property year-round, you should opt for areas such as Olbia or Alghero, which maintain an active off-season life.
Finally, a secret to finding good opportunities is to explore the smaller-known locations. Places like Santa Teresa di Gallura, La Maddalena or Palau offer beautiful beaches and a more relaxed atmosphere, with property prices generally lower than in the more famous areas of the Costa Smeralda.
Buying a house by the sea in Sardinia at the Center.
The center of Sardinia offers a less touristically developed coastline than the north, but with equally spectacular beaches and a more authentic atmosphere. This area is ideal for those seeking a more intimate experience with Sardinian nature and culture.
One of the most interesting towns is Orosei, located on the east coast. This historic town offers a perfect balance between sea and mountains, with its pristine beaches and tradition-rich hinterland. Here you can find old stone houses in the historic center or modern villas with sea views in the outlying areas. Prices are generally more affordable than in the north, with apartments starting at around 150,000 euros.
A little further north, Cala Gonone is a hidden gem, famous for its spectacular coves that can only be reached by sea. This area is particularly attractive to lovers of nature and outdoor sports. Properties here tend to have breathtaking views of the Gulf of Orosei. One tip is to consider the hilly areas just above the town, where you can find villas with spectacular views at more affordable prices than properties directly on the sea.
On the west coast, Bosa offers a unique experience with its colorful houses overlooking the Temo River. This medieval town is a charming place to buy property, with the added benefit of having beautiful beaches just a few miles away. Properties in the historic center often require renovations, but offer the opportunity to own a piece of history at relatively affordable prices.
One aspect to consider when buying in central Sardinia is accessibility. Some of the most beautiful beaches can only be reached by dirt roads or by sea. While this preserves their natural beauty, it can make everyday life less practical. It is advisable to carefully consider the distance to essential services and major roads.
An interesting curiosity concerns the "domus de janas, ancient prehistoric tombs carved into the rock found in many areas of central Sardinia. Some properties for sale may have these archaeological sites on the surrounding land, adding unique charm but also potential restrictions in terms of property development.
For those seeking an investment, central Sardinia offers interesting opportunities in the agritourism sector. Many old farms or “stazzi” are being renovated and converted into accommodations, combining the attraction of the sea with the authenticity of the Sardinian hinterland. This type of investment requires a good knowledge of local regulations and a sound business plan, but it can offer attractive returns.
One tip for buyers is to pay attention to landscaped areas. Many coastal areas in central Sardinia are protected, which can limit opportunities for construction or renovation. It is essential to carefully check which interventions are permitted before proceeding with the purchase.
Finally, a secret to finding good opportunities is to explore the small inland villages a few kilometers from the coast. Places like Galtellì, Posada, or Siniscola offer more affordable properties while maintaining proximity to the sea and an authentic Sardinian atmosphere.
Buying a house by the sea in southern Sardinia.
The south of Sardinia offers a unique combination of spectacular beaches, thousands of years of history, and vibrant city life, especially around the capital Cagliari. This area is increasingly gaining popularity among international buyers, offering excellent value for money compared to the north of the island.
Cagliari, the capital of Sardinia, is an excellent starting point for those seeking beachfront property with the advantages of a city. The historic district of Castello offers apartments with panoramic views of the gulf, while areas such as Poetto and Quartu Sant'Elena allow you to live right on the beach. Prices in the city vary widely, with apartments in the historic center starting at around €200,000, while beachfront villas can exceed €1 million.
East of Cagliari, the Costa Rei is famous for its long beaches of white sand and turquoise waters. This area offers mainly villas and apartments in residential complexes, many with direct access to the beach. One tip is to consider properties slightly set back from the first sea line: they often offer equally spectacular views at more affordable prices.
Moving westward, Chia and Pula are emerging luxury destinations. These locations offer some of the island's most beautiful beaches and are seeing the development of high-end resorts and villas. Investors should keep an eye on this area, which has significant growth potential in the coming years.
An interesting aspect of southern Sardinia is the presence of numerous archaeological sites in the vicinity of coastal areas. Places such as Nora, near Pula, offer the opportunity to own a beachfront home with views of ancient Phoenician and Roman ruins. This adds unique cultural value to the property, but can also bring restrictions in terms of building development.
For nature lovers, the Sulcis-Iglesiente area offers unspoiled wilderness. More affordable properties can be found here, with the opportunity to enjoy almost deserted beaches and spectacular nature. Locations such as Portoscuso or Carloforte on the Island of San Pietro offer an authentic and peaceful living experience.
One tip for those investing in southern Sardinia is to consider the tourist potential of the property. The tourist season here tends to be longer than in the north due to the milder climate. Many owners manage to generate significant income by renting out their properties during the extended months from April to October.
An interesting curiosity concerns the salines of Sant'Antioco. Some properties in this area offer unique views of these ancient salt basins, creating surreal and colorful landscapes. These locations can be particularly attractive to photographers or artists seeking inspiration.
Finally, a secret to finding good opportunities is to explore the small islands off the south coast. Places such as San Pietro Island or Sant'Antioco offer a unique atmosphere, with a mix of Sardinian and Genoese influences. Characteristic properties can be found here at still relatively affordable prices, with the advantage of quiet island living but well connected to the mainland.
Quotes: [1] https://www.visititaly.eu/places-and-tours/the-10-most-beautiful-beaches-of-northern-sardinia [2] https://strictlysardinia.com/best-beaches-in-northern-sardinia/ [3] https://italianrealestatecompany.com/where-to-buy-your-house-in-italy/sardinia/ [4] https://www.insardinia.ch/en/buy-house-sardinia-seaside-or-hinterland/ [5] https://www.liveinsardinia.com/property-feature/sea-views/ [6] https://www.immobilsarda.com/en/vendita.html [7] https://www.centocasesardegna.it/sales/
1. Explore different areas
Sardinia is an island rich in diversity, with each coast offering a unique experience. The Emerald Coast, in the northeast, is renowned for its luxury and crystal clear waters, but prices are among the highest on the island.
The northwest coast, with places like Alghero and Stintino, offers a mix of history and natural beauty, with breathtaking beaches like La Pelosa.
The south, with Cagliari and the Costa Rei, combines city life and seaside relaxation, with generally more affordable prices.
The east coast, with places like Cala Gonone and Orosei, is perfect for nature and hiking lovers, with coves reachable only by sea.
The Ogliastra, in the central-eastern part, is ideal for those seeking tranquility and unspoiled landscapes, but may be more isolated.
The Sulcis-Iglesiente, in the southwest, offers a mix of wild beaches and ancient mining traditions, with competitive real estate prices.
Each area has its own climatic peculiarities: the north tends to be windier, ideal for water sports, while the south enjoys longer, milder summers.
The choice of area will also affect accessibility: the north is well served by Olbia and Alghero airports, the south by Cagliari, while central areas may require longer transfers.
Also consider your preferred activities: if you love nightlife, the Emerald Coast or Cagliari might be ideal; if you are looking for tranquility, the less developed coasts of the east or west might be more suitable.
Finally, personally visit several areas before deciding. Online photos cannot capture the atmosphere, scents, and unique energy of each Sardinian location.
2. Visit the property in different seasons.
Sardinia is an island with a thousand facets, and the experience of living here can vary drastically from one season to the next. Summer is obviously the peak time, with crowded beaches, high temperatures, and a lively atmosphere in every corner of the island.
The autumn in Sardinia is a magical season, with still mild temperatures that allow you to enjoy the sea until late October. It is the ideal time to explore the hinterland, participate in local festivals and savor typical products such as mushrooms and chestnuts.
Sardinian winter is generally mild compared to the mainland, but can bring rainy and windy days, especially in coastal areas. Some tourist resorts may seem “asleep,” with many facilities closed. However, it is an excellent time to appreciate true Sardinian culture, away from mass tourism.
The spring is perhaps the most underrated season. The island awakens in a riot of color, with flowering fields and ideal temperatures for hiking and outdoor activities. It is the perfect time to explore archaeological sites and historic villages without the summer crowds.
Visiting the property in different seasons will allow you to assess crucial aspects such as sun exposure (important both in summer for shade and in winter for natural heating), ventilation (essential for summer comfort but potentially troublesome in winter), and thermal insulation (essential for winter comfort and keeping heating costs down).
You will also be able to see how the surrounding landscape changes: some areas may be verdant in spring but arid in summer, greatly affecting the aesthetics and microclimate of the property.
Visiting in different seasons will give you a clear idea of neighborhood life throughout the year. Some coastal areas can be lively in summer but almost deserted in winter, which may not be ideal if you plan to spend long periods in the dwelling.
You will be able to evaluate the efficiency of the home's heating and cooling systems, crucial aspects of home comfort and operating costs. In Sardinia, a good air conditioning system is essential for both summer and winter.
Finally, visiting in different seasons will allow you to interact with the premises at different times, getting a more complete view of the community in which you are considering investing. This can be critical in understanding whether you will truly feel “at home” in that location.
3. Check the accessibility of the area
The accessibility is a crucial factor when choosing a property in Sardinia, especially if you plan to rent it or spend only limited periods there. Sardinia has three main airports: Cagliari-Elmas in the south, Olbia-Costa Smeralda in the northeast, and Alghero-Fertilia in the northwest.
Cagliari, the capital, is well connected with direct flights from many European and Italian cities. The southern part of the island, including locations such as Villasimius and Costa Rei, benefits from this proximity. However, transferring from the airport to these locations can take up to an hour by car.
Olbia primarily serves the Emerald Coast and the northeast. During the summer, it offers numerous international connections, but in winter the options are significantly reduced. Locations such as Porto Cervo or Porto Rotondo are easily reached in 30-40 minutes by car.
Alghero is ideal for those who choose the northwest, with locations such as Stintino or Bosa. Here, too, air connections are more frequent in summer. Transfers to major tourist locations can take anywhere from 30 minutes to an hour and a half.
In addition to airports, consider the main ports: Cagliari, Olbia, Porto Torres and Golfo Aranci are the main arrival points for those traveling by ferry from mainland Italy. This can be an attractive option if you wish to bring your car to the island.
The Sardinian road network is generally good, with the SS131 (Carlo Felice) crossing the island from north to south. However, many coastal roads can be winding and require longer than expected travel times.
Also assess the availability of public transportation in the area of your interest. While major cities are well served, many coastal locations have limited connections, especially off-season. This could affect your choice if you do not plan to rent or purchase a car.
If you are considering property in a remote or rural location, check the state of access roads. Some may not be paved or may require 4x4 vehicles, especially in bad weather.
The distance to essential services such as supermarkets, pharmacies and hospitals is another aspect not to be underestimated. Some coastal areas may be isolated, especially out of season.
Finally, consider accessibility for people with reduced mobility. Many Sardinian coastal locations are hilly, and some properties may have steep accesses or stairs, which may not be suitable for everyone.
4. Check the actual distance to the sea
Being close to the sea is often a major attraction for homebuyers in Sardinia, but it is important to carefully check the actual distance to the beach. Many real estate listings use terms such as “sea view” or “within walking distance of the beach” rather loosely.
First, it is critical to visit the property in person and actually walk to the nearest beach. This will give you an accurate idea of not only the distance but also the ease of the walk. Some properties may be close as the crow flies but require a winding or steeply sloping path to the sea.
Also consider the typology of access to the sea. Some properties may be close to the coast, but not have direct access to a sandy beach. You may be facing cliffs or rocky shorelines, which may be attractive but less practical for swimming.
The sea view is another aspect to consider carefully. A property may be advertised as having a “sea view” but actually offer only a limited or distant glimpse of the water. Personally check the view from different angles and at different times of day.
If you are considering a property not on the front sea line, inquire about the possibility of future construction that might obstruct the view. Building regulations in Sardinia are generally strict in coastal areas, but it is always best to check local development plans.
The distance from the sea also affects the microclimate of the property. Homes closer to the coast benefit more from sea breezes, which can be an advantage in summer, but may require more maintenance due to exposure to salt spray.
Also evaluate the accessibility to different beaches in the area. Even if one beach is close by, you may want to explore other coves or bays nearby. Check how easy it is to reach other beach locations from your potential home.
If you are also considering the property as a tourist rental investment, remember that proximity to the sea is one of the most important factors for many vacationers. A home a few minutes' walk from the beach will generally have higher rental potential.
Distance to the sea also affects the value of the property and its potential for appreciation over time. Properties closer to the coast tend to have higher and more stable values in the Sardinian market.
Finally, consider the environmental impact of storm surges and coastal erosion. Properties too close to the coast may be at risk in the event of extreme weather events, which are becoming increasingly frequent due to climate change.
5. Carefully evaluate maintenance expenses
The maintenance expenses for a seaside home in Sardinia can be significantly higher than for an inland or city property. The marine environment, with its combination of saltiness, humidity and strong sun exposure, can put a strain on structures and materials.
A major cost factor is corrosion protection. Metal elements such as railings, gates, and even concrete reinforcement can deteriorate rapidly if not properly protected and maintained. This may require regular anti-corrosion treatments and, in some cases, replacement of components.
The exterior painting of the house will require more frequent refreshments than a non-coastal property. Exposure to sun and salt can cause faster fading and peeling. Opt for high-quality paints specifically for marine environments, which may be more expensive but last longer.
Electrical and plumbing plumbing systems can suffer accelerated deterioration due to saline moisture. It is important to use corrosion-resistant materials and provide for regular inspections and maintenance to prevent more serious problems.
The windows and doors are particularly exposed to the elements. Opt for durable materials such as PVC or anodized aluminum for frames, and consider installing tempered or laminated glass for added durability. Regular maintenance of seals is essential to prevent infiltration.
The garden or outdoor areas require special attention. Plants should be chosen from salt-tolerant species, and the irrigation system may need anti-corrosion components. Maintenance of the lawn or landscaped areas may be more challenging due to sandy, saline soil.
If the property includes a pool, consider that maintenance in a marine environment can be more complex and expensive. The chemical balance of the water requires more frequent checks, and filtration and pumping systems may need additional corrosion protection.
Regular cleaning is essential to preserve the property. Salt spray is deposited on all surfaces, requiring frequent washing of windows, patios, and outdoor areas. You may need to consider purchasing specific equipment or hiring professional cleaning services.
Thermal insulation is another aspect that should not be underestimated. Good insulation can significantly reduce air conditioning costs, which are particularly important in a Mediterranean climate. Investing in quality insulation may cost more upfront, but will result in savings in the long run.
Finally, consider taking out specific insurance for coastal properties. This could cover damage caused by extreme weather events or coastal erosion, providing greater peace of mind but incurring an additional annual cost.
6. Find out about building restrictions.
The building restrictions in Sardinia, especially in coastal areas, are among the strictest in Italy. This is the result of decades of efforts to preserve the island's natural beauty and prevent uncontrolled development. It is critical to understand these regulations before purchasing or planning changes to a property.
The Regional Landscape Plan (PPR) of Sardinia, adopted in 2006, is the main regulatory instrument governing coastal development.
The Regional Landscape Plan (PPR) imposes strict limitations on new construction within 2 km of the coast. In many areas, any new construction is prohibited, allowing only restoration or renovation work on existing buildings.
Integral protection zones are areas of special environmental value where virtually all building intervention is prohibited. These often include dunes, wetlands, and areas of archaeological interest. If the property you are considering is located near these areas, you may have restrictions even if not directly within them.
Even in areas where interventions are allowed, there are strict rules regarding the height of buildings, the distance between buildings, and the percentage of land that can be built on. These rules aim to preserve the landscape and scenic views.
The materials and colors used for buildings are often regulated to ensure harmony with the surrounding landscape. For example, in many coastal areas, muted colors and natural materials such as local stone are preferred.
Swimming pools are another element subject to restrictions. In some areas, the construction of new pools is prohibited or severely restricted, especially if they are visible from the sea or public areas.
Green space interventions are also regulated. Permission may be required to cut down large trees or protected species, even if they are on private property.
It is important to note that regulations can vary significantly from municipality to municipality. Each local government may have its own Municipal Urban Plan (PUC) that further specifies the PPR rules.
Before purchasing, it is critical to consult a local architect or surveyor who is familiar with the specific regulations in the area. These professionals can help you understand exactly what you can and cannot do with the property.
Remember that violating building codes can lead to heavy penalties, including demolition of noncompliant structures. It is always best to be cautious and obtain all necessary permits before starting any work.
Finally, keep in mind that regulations can change over time. What is allowed today may not be allowed in the future, or vice versa. It is important to stay abreast of any changes in local and regional zoning laws.
7. Consider the option of an already furnished home.
Buying an already furnished home in Sardinia can be an advantageous option, especially for foreign buyers. This option offers many benefits, but it also requires some careful considerations.
The main advantage is convenience. A furnished home allows you to start enjoying your property immediately, without having to go through the stress and time required to furnish it from scratch. This is especially useful if you plan to use the house primarily for vacation.
Often, furnished homes in Sardinia feature local style furniture and decorations. This can add a touch of authenticity and character to your property, fully immersing you in the atmosphere of the island. Items such as Sardinian rugs, handcrafted ceramics or local wood furniture can be hard to find and expensive if purchased separately.
From a financial point of view, buying a furnished home can be more affordable than buying furniture separately. Often, the value of the furniture is included in the price of the house and can be covered by the mortgage if you apply for it. This can be especially advantageous considering the high transportation costs of bringing furniture to Sardinia.
If you are considering renting the property to tourists, a home that is already furnished is practically essential. Renters expect to find everything they need for their stay, and having a fully equipped home allows you to start your rental business right away.
However, it is important to carefully assess the quality and style of the furnishings. Make sure they are in good condition and reflect your personal taste. If the furnishings are not to your liking, consider the cost and effort required to replace them.
Pay special attention to the appliances included. Check their age, energy efficiency and maintenance status. Replacing large appliances in Sardinia can be expensive, so it's best to know in advance what you might need to upgrade.
When you visit a furnished home, make a detailed inventory of everything included. This should then be attached to the sales contract to avoid future misunderstandings.
Also consider the flexibility you wish to have. If you plan to significantly customize the home over time, starting with an unfurnished property may be better suited to your needs.
Finally, remember that buying a furnished home can affect the taxes you will have to pay. In some cases, part of the value of the furnishings may be subject to separate taxation. Consult a local accountant to fully understand the tax implications.
8. Check for the presence of essential services.
The presence of essential services near your potential home in Sardinia is a crucial factor in ensuring a comfortable stay, whether you plan to live there year-round or use it as a vacation home.
Start by checking for the presence of supermarkets and grocery stores. While large chains are found mainly in larger cities, many coastal towns have small local markets. Evaluate distance, variety of products offered, and opening hours, especially off-season.
Pharmacies** are another key service. In Sardinia, many small towns have only one pharmacy, which may have limited hours. Check for pharmacies on duty nearby for emergencies at night or on holidays.
Medical assistance is an aspect that should not be underestimated. While the major Sardinian cities have well-equipped hospitals, the more remote coastal areas may have only small medical garrisons. Inquire about the presence of general practitioners, tourist medical guards (active mainly in summer), and the distance to the nearest hospital.
Banking services are important, especially if you plan to spend long periods on the island. Check for the presence of banks and ATMs. In some tourist locations, ATMs may be available only during the summer season.
As for public transportation, Sardinia has a network of buses connecting most towns, but frequencies may be limited, especially off-season. If your property is not in an urban center, check the presence and reliability of connections.
Postal services are generally present in all municipalities, but smaller offices may have reduced hours. If you expect to receive packages or mail frequently, check for courier services nearby.
Internet connection is now considered an essential service. While major cities and many tourist areas have good broadband coverage, some remote areas may have slower or wireless-based connections. Check the availability and quality of internet connection in the area.
Emergency services, such as fire and law enforcement, are another aspect to consider. In more isolated coastal areas, response times may be longer. Inquire about the presence of local Carabinieri or municipal police stations.
Finally, do not underestimate the importance of recreational and cultural services. The presence of libraries, sports centers, cinemas or theaters can significantly improve your quality of life, especially if you plan to spend long periods in Sardinia.
Remember that many services in Sardinia, especially in tourist resorts, may have seasonal hours. What is easily accessible in summer may not be in winter. Always check the availability of services throughout the year.
9. Make sure the property has all necessary certifications.
The certifications and legal documents are essential when buying property in Sardinia. Their absence can lead to serious legal and financial problems in the future.
The certificate of fitness is one of the most important documents. It certifies that the property was built according to current building and sanitation regulations. Without it, you may have difficulty getting utility connections or selling the property in the future.
Cadastral conformity is equally crucial. Verify that the cadastral plan exactly matches the actual state of the property. Discrepancies, even minor ones, can cause problems when buying or selling or with the IRS.
The certificate of land use (CDU) is essential for land or property with attached land. It indicates the permitted uses and any zoning restrictions.
The Energy Performance Certificate (APE) is required by law. It provides information on the energy efficiency of the property and must be given to the buyer at the time of sale.
It checks for the presence of any landscape or archaeological constraints. In Sardinia, many areas are subject to protection, which can significantly limit the possibility of modifying or expanding the property.
If the property includes wells or water sources, make sure they are regularly reported and authorized. Unauthorized use of water resources can result in severe penalties.
For condominium properties, request a copy of the condominium by-laws and check for any deliberations for extraordinary work that could result in future expenses.
If the house has undergone renovations or extensions, make sure that all work has been carried out with the necessary permits and that the relevant documentation has been submitted to the municipality.
Finally, it is essential to check for the absence of mortgages, foreclosures or other encumbrances on the property. These can be ascertained through a mortgage view.
10. Assess the rental potential.
The rental potential of a property in Sardinia can be an excellent source of income, especially during the tourist season. However, it is important to carefully evaluate several factors.
The location is critical. Properties close to popular beaches or in famous resorts such as the Emerald Coast generally have high rental potential, but also higher purchase costs.
Consider seasonality. Most rental requests are concentrated in the summer months, June through September. Consider whether the property may also be attractive in the off-season, perhaps for different tourism (hikers, sports enthusiasts, etc.).
The size and capacity of the house influence the type of clientele you can attract. Smaller apartments are ideal for couples, while larger villas can be rented to families or groups of friends.
The presence of services and amenities such as air conditioning, Wi-Fi, swimming pool, or sea views can significantly increase the attractiveness and rental price of your property.
Find out about local regulations regarding tourist rentals. Some locations have restrictions or require specific licenses for short-term rentals.
Evaluate the management costs associated with renting, including cleaning, maintenance, local taxes, and fees for any management agencies.
Consider relying on online platforms such as Airbnb or Booking.com, which can increase your property's visibility but involve fees.
Do some market research to understand the average rental prices in the area and typical occupancy rates throughout the year.
Think about the logistics of rental management, especially if you don't live in Sardinia. You may need a local property manager or a system to manage remote check-in and check-out.
Finally, consider the impact of rentals on your personal use of the property. You will need to balance the desire to generate income with your desire to use the home for your vacation.
11. Consult a local lawyer experienced in real estate law.
Relying on a local lawyer experienced in real estate law is critical when buying property in Sardinia, especially for foreign buyers.
A local lawyer knows the specificities of the Sardinian real estate market and can guide you through the legal and bureaucratic complexities of buying.
The lawyer can perform thorough due diligence on the property, checking for any liens, mortgages or hidden legal issues that may not be immediately apparent.
He or she can assist in negotiating the purchase and sale agreement, making sure that your interests are fully protected and that all necessary clauses are included.
An experienced attorney can explain the tax implications of the purchase, including property taxes, registration fees, and other expenses related to acquiring and owning the property.
The attorney can help you navigate the complex zoning regulations of Sardinia, ensuring that the property complies with all local laws and regulations.
He can assist in requesting an Italian tax code, which is necessary to purchase property in Italy, and in handling other bureaucratic issues.
When purchasing a property under construction or to be renovated, the lawyer can verify that all necessary permits and authorizations are in order.
He or she can advise on issues such as succession and estate planning, important aspects to consider when buying property abroad.
A local lawyer can offer valuable cultural and practical advice on the buying process in Sardinia, helping you avoid potential misunderstandings or mistakes due to cultural or language differences.
12. Open an Italian bank account.
Opening an Italian bank account is an important step when buying property in Sardinia. It greatly facilitates financial management and transactions related to your home.
Most Italian banks offer services specifically for non-residents. Institutions such as UniCredit, Intesa Sanpaolo or Banca Sella have experience with international clients and can offer assistance in English.
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To open an account, you will need your passport, an Italian tax code (which you can obtain from the Italian Internal Revenue Service or the Italian consulate in your country), and proof of residence (this can be a utility from your home country).
Consider opening a current account for day-to-day expenses and a savings account to set aside funds for taxes and property maintenance.
Many banks offer online and mobile banking services, which are especially useful if you are not always present in Sardinia. Check the quality and ease of use of these services.
Find out about bank fees. Some banks charge higher fees for nonresidents or for international transfers.
An Italian account will allow you to easily set up bank charges for home utilities, greatly simplifying the management of recurring expenses.
If you plan to rent your property, an Italian account will facilitate receipt of payments from tenants and tax management of rental income.
Some banks offer real estate and tax advisory services specifically for foreign landlords. These can be very helpful in navigating the Italian system.
Finally, having an Italian bank account can be beneficial if you decide to apply for a mortgage in the future for further real estate investment in Italy.
13. Learn about local and national taxes
Understanding the Italian tax system is crucial when buying property in Sardinia. Taxes can have a significant impact on the total cost of owning the property.
The IMU (Imposta Municipale Unica) is the main property tax in Italy. It is paid annually and the amount varies according to the cadastral value of the property and the rates set by the municipality.
The TARI (Waste Tax) is a municipal tax for the waste collection and disposal service. The amount depends on the area of the property and the number of occupants.
If the property is not your main residence, you may have to pay IRPEF (Personal Income Tax) on the property's notional income, even if you do not rent it out.
If you rent the property, the income generated is subject to taxation in Italy. You can opt for the “cedolare secca,” a flat-rate substitute tax, or include them in your standard tax return.
At the time of purchase, you will have to pay register tax (if you buy from a private individual) or VAT (if you buy from a business). The rate varies depending on whether it is a first home or not.
If you decide to sell the property, you may be subject to capital gains taxation if you sell it within 5 years of purchase (unless you reinvest the proceeds in another home within a year).
The successions are subject to taxation in Italy. If you bequeath the property, your heirs may have to pay inheritance tax, which varies by degree of relationship.
If you are a foreign resident, check whether there is a double taxation treaty between Italy and your country of residence. This can significantly affect your tax situation.
Consider consulting an Italian accountant who specializes in international taxation. He or she can help you optimize your tax position and make sure you comply with all regulations.
Remember that tax laws can change over time. It is important to stay abreast of any changes that could affect the taxation of your property.
14. consider the orientation of the house.
The orientation of the house in Sardinia is a crucial factor that greatly influences the living comfort and energy efficiency of the property.
Houses oriented to the south benefit from greater solar exposure throughout the year. This can be advantageous in winter for natural heating, but may require shading solutions in summer.
The east orientation provides sunlight in the morning, ideal for bedrooms, while the west orientation provides light in the afternoon and at sunset, perfect for living areas and terraces.
Houses facing north receive less direct sunlight, resulting in cooler summers but potentially wetter and colder winters.
Consider the position of windows in relation to orientation. Large south-facing windows can create overheating problems in summer if not properly screened.
Orientation also affects natural ventilation. In Sardinia, taking advantage of sea breezes can significantly reduce the need for artificial air conditioning.
Evaluate the presence of landscape elements such as hills or other buildings that could affect the solar exposure and ventilation of the house.
The optimal orientation may vary depending on the specific area of Sardinia. For example, in windier northern areas, an arrangement that provides shelter from prevailing winds may be preferable.
Consider the impact of orientation on outdoor spaces such as terraces or gardens. A well-oriented outdoor area can become a valuable extension of the house for much of the year.
Orientation also affects the energy efficiency of the building. A well-oriented house can significantly reduce heating and cooling costs.
Finally, don't forget to consider views. In Sardinia, a sea or landscape view can add significant value to the property, regardless of the optimal orientation.
15. Check the quality of water and water systems.
The water quality and efficiency of water systems are key aspects to consider when buying property in Sardinia, especially in coastal or more remote areas.
Start by checking the source of water supply. Some properties may be connected to the municipal aqueduct, while others may depend on private wells or cisterns.
If the property uses a private well, it is essential to have the water tested for potability and the presence of any contaminants. Also check the flow rate of the well and its reliability during the drier summer months.
For properties connected to the municipal water supply, inquire about the quality and regularity of service. In some tourist areas, water pressure may decrease during the peak season.
Check the state of the pipes within the property. Old or deteriorated pipes can affect water quality and cause costly leaks.
In many coastal areas of Sardinia, the water may be limey. Consider installing a water softening system to protect appliances and faucets.
If the property uses a cistern, check its capacity, maintenance status, and how often it needs to be refilled, especially during the summer months.
Find out about the wastewater disposal system. Some properties may use septic tanks instead of being connected to the municipal sewage system. In this case, check for compliance with local regulations and maintenance costs.
Consider installing a rainwater collection system for garden irrigation or other nonpotable uses. This can be especially useful in Sardinia, where water can be scarce in summer.
Check for existing water filtration or purification systems and assess whether upgrades or replacements are needed.
Find out about local water rates and average consumption. In some tourist areas, rates may be higher, especially during peak season.
16. Check internet coverage.
Internet coverage has become a crucial issue for many homebuyers in Sardinia, whether they are working remotely or want to stay connected while on vacation.
Start by checking the availability of fixed broadband connections. Operators such as TIM, Vodafone, and Fastweb offer service in many areas, but coverage can vary significantly, especially in remote areas.
If a cable connection is not available, explore satellite internet options. These services may offer a good alternative, although they may have higher latencies and data limits.
4G/5G connections are another option to consider. Check the coverage of the major mobile operators in the specific area of your property. In some coastal areas, signal may be excellent.
If you plan to work remotely, consider installing a dedicated 4G/5G router as a backup for your main connection. This can be crucial to ensure reliable connectivity.
Inquire about the actual speed of the available connection. What is advertised may not match the actual speed, especially in more isolated areas.
If you are considering a property in a condominium or apartment complex, check to see if there is a shared connection and what its characteristics are in terms of speed and reliability.
For more isolated properties, you may need to consider solutions such as directional antennas or signal repeaters to improve Internet and telephone reception.
If you plan to rent the property, a good Internet connection can be a strong point of attraction for potential guests. Consider including details about connectivity in your listing descriptions.
Check the stability of the connection during different times of the day and in different seasons. In some tourist areas, the quality of service may degrade during the peak season due to network overload.
Finally, consider the costs associated with installing and maintaining a reliable Internet connection. In some areas, you may need to invest in additional infrastructure to ensure good connectivity.
17. Evaluate the energy efficiency of the property.
The energy efficiency of a property in Sardinia not only affects living comfort, but can have a significant impact on operating costs and the long-term value of the property.
Start by examining the property's Energy Performance Certificate (APE). This document, required by law, provides a rating of the property's energy efficiency on a scale of A4 (the most efficient) to G (the least efficient).
It checks the state of thermal insulation of the building. Good insulation can make a big difference in keeping the house cool in summer and warm in winter, significantly reducing energy costs.
Examine the windows and doors. Double- or triple-glazed windows and doors with good insulation properties can greatly improve the energy efficiency of the house.
Check the heating and cooling system. In Sardinia, an efficient air conditioning system is essential. Modern heat pumps or hybrid systems can offer cost-effectiveness.
Consider the presence of renewable energy systems, such as solar thermal or photovoltaic panels. Sardinia, with its sunny climate, is ideal for harnessing solar energy.
Evaluate the orientation of the house and how this affects energy efficiency. A well-oriented house can take advantage of winter sun for passive heating and natural shade for summer cooling.
Examine the ventilation system. Good natural ventilation can reduce the need for air conditioning, especially in coastal areas that benefit from sea breezes.
Check for shade systems such as outdoor blinds, pergolas or strategically placed trees. These elements can significantly reduce summer overheating.
Consider lighting. The use of LEDs and smart lighting systems can help reduce energy consumption.
Finally, learn about the tax incentives available for energy efficiency improvements. Italy often offers tax deductions for energy upgrades to buildings.
18. Learn about the local community and neighborhood life in the off-season.
Understanding the dynamics of the local community and how neighborhood life changes outside the tourist season is critical to fully enjoying your property in Sardinia.
Start by visiting the area in different seasons if possible. Many resorts in Sardinia can look completely different in the winter than in the busy summer.
Talk to local residents. They are the best source of information about daily life in the neighborhood, services available year-round, and any challenges of off-season living.
Check which shops, restaurants and services remain open during the winter months. In some tourist locations, many activities close out of season.
Inquire about cultural and recreational activities available year-round. Many municipalities organize traditional events and festivals that can significantly enrich the local living experience.
Consider the general atmosphere of the neighborhood. Some areas can become very quiet out of season, which can be an advantage or disadvantage depending on your preferences.
Check the security of the area, especially if the property will be vacant for long periods. Some areas may require more precautions during less busy months.
Inquire about local associations or community groups. Participating in these activities can be a great way to integrate into the community and make new friends.
Consider the presence of other foreign owners or second homes in the area. This can influence the social dynamics and availability of expatriate-oriented services.
Check the ease of access to the area throughout the year. Some remote locations may have reduced off-season connections.
Finally, inquire about local traditions and customs. Respecting and participating in local traditions can be a wonderful way to truly feel part of the Sardinian community.
19. Consider buying a property with a pool
Buying a property with a pool in Sardinia can significantly increase the value and attractiveness of the property, but it also involves specific considerations.
First, check the local regulations regarding private pools. In some areas of Sardinia, especially near the coast, there may be restrictions on the construction of new pools.
Consider the maintenance costs of a swimming pool. These include chemicals, regular cleaning, equipment maintenance, and possible repairs. In Sardinia, warm weather may require more frequent maintenance.
Evaluate the energy efficiency of the pool. Modern filtration and heating systems can significantly reduce operating costs.
If the property does not already have a pool, inquire about construction costs. These can vary greatly depending on the size, design and accessibility of the site.
Consider the impact of the pool on the surrounding landscape. A well-designed pool should blend harmoniously with the environment and architectural style of the house.
Check the availability of water to fill and maintain the pool, especially in areas with limited water resources.
Think about safety, especially if you have children or plan to rent the property. Fences, safety covers, and alarms may be necessary.
A swimming pool can significantly increase the attractiveness for tourist rentals. Consider this if you plan to rent the property.
Consider different design options, such as infinity pools, natural pools, or heated pools, which can extend the season of use.
Consider the environmental impact of the pool. Eco-friendly solutions such as salt pools or natural filtration systems may be attractive options in Sardinia.
20. Check for any nearby development projects.
Being aware of development projects in the vicinity of your potential property in Sardinia can significantly affect future property value and quality of life.
Start by consulting the Municipal Urban Plan (PUC) of the municipality where the property is located. This public document outlines future development plans for the area.
Visit the municipal engineering office and ask about any approved or pending projects in the vicinity of the property you are interested in.
Pay attention to potential infrastructure developments such as new roads, marinas, or shopping centers. These can increase the value of the property but also alter the tranquility of the area.
Check to see if any large-scale tourism projects are planned nearby. New resorts or tourist complexes can significantly affect the character of an area.
Inquire about any environmental conservation plans or creation of protected areas. These may preserve the natural beauty of the area but also impose restrictions on future development.
Consider the impact of potential energy projects such as wind or solar farms. These can affect the landscape and the value of surrounding properties.
Check to see if there are any planned improvements to public services, such as new schools, hospitals or public transportation, that could increase the attractiveness of the area.
Pay attention to any urban redevelopment plans that could improve the appearance and services of previously neglected areas.
Inquire about possible changes in zoning that might allow new types of development in the area in the future.
Finally, consider the impact of coastal development projects, such as the creation of new artificial beaches or the redevelopment of harbor areas, that may have a significant impact on nearshore properties.
21. Ensure that the property has safe and convenient access.
Property access is crucial, especially in Sardinia where some areas may be remote or have rough terrain.
Check the status of the road leading to the property. Some private or rural roads may not be paved or may require regular maintenance.
Consider the slope of the access. Steep roads may be problematic in rainy weather or for larger vehicles such as delivery trucks or emergency vehicles.
Evaluate the road width and the presence of sharp curves. This can affect accessibility for larger vehicles or in case of evacuation needs.
Check whether the access is private or public. If it is private, inquire about maintenance responsibilities and associated costs.
Consider the nighttime safety of the access. Adequate lighting may be important, especially in remote areas.
Evaluate the distance from the main road. A long private driveway may offer privacy but may require more maintenance.
Check for services of way if access crosses third-party property. Make sure these rights are properly documented.
Consider accessibility in different weather conditions. Some roads may become impassable during heavy rains or in snow (rare but possible in some mountainous areas of Sardinia).
Consider the need for a specific vehicle (such as a 4x4) to comfortably access the property in all seasons.
Finally, consider the visual impact of access. A well-designed entrance can significantly increase the appeal and value of the property.
22. Check the geological stability of the area
Geological stability is a critical factor to consider when buying property in Sardinia, especially in coastal or hilly areas.
Start by consulting the Geological Map of Sardinia to understand the composition of the soil in the area of interest.
Request a detailed geological report of the property. This document can reveal potential hazards such as landslides, erosion, or ground instability.
Check whether the area is subject to hydrogeological risk. Risk maps are available from municipal or regional technical offices.
Pay special attention if the property is located near cliffs or steep slopes. Coastal erosion can be a serious problem in some areas of Sardinia.
Inquire about the history of geological events in the area, such as past landslides or flooding. These may indicate potential future risks.
Consider the impact of climate changes on geological stability. Increased extreme weather events may exacerbate risks in some areas.
Check for the presence of abandoned quarries or mines nearby, which could affect ground stability.
If the property is located in an seismic zone, although Sardinia is generally considered to have a low seismic risk, make sure the building complies with earthquake regulations.
Evaluate the need for soil consolidation or erosion protection, especially for properties near the sea or on slopes.
Finally, consider the impact of geological stability on insurance costs. Some companies may charge higher premiums for properties in risky areas.
23. Consider buying through a company
Buying property in Sardinia through a company may offer tax and legal advantages, but it also requires careful considerations.
Consult an expert accountant in international taxation to assess the potential tax advantages of buying through a corporation versus buying in person.
Consider the most suitable corporate structure. Common options include Italian limited liability companies (LLCs) or foreign companies with a subsidiary in Italy.
Evaluate the costs of setting up and running a company. These include notary fees, annual taxes and accounting costs.
Inquire about the tax implications of personal use of property if purchased through corporation. There may be “fringe benefit” considerations to take into account.
Consider the impact on privacy. Buying through corporations may offer some degree of anonymity, but recent transparency regulations have reduced this benefit.
Consider how buying through corporations might affect your ability to obtain a mortgage. Some banks may have different requirements for corporate loans.
Consider the implications for succession. Ownership of corporate stock may simplify inheritance in some cases.
Learn about restrictions that may apply to the purchase of property from foreign companies in Sardinia.
Assess the impact on the day-to-day management of the property. Using a company can complicate some simple operations such as paying utilities.
Finally, consider how buying through corporations might affect your relationship with the local community. In some situations, a more personal and direct approach may be preferable.
24. Find out about local traditions and festivals
Local traditions and festivals are an integral part of life in Sardinia and can significantly enrich your experience as a homeowner on the island.
Start by inquiring about major religious festivals such as Sant'Efisio in Cagliari (May 1) or the Cavalcata Sarda in Sassari (penultimate Sunday in May). These celebrations offer a unique spectacle of traditional costumes and folklore.
Discover local gastronomic festivals, such as the Bottarga Festival in Cabras or the Wine Festival in Jerzu. These events are a great opportunity to savor Sardinian culinary specialties.
Inquire about cultural festivals such as Time in Jazz in Berchidda or the International Folklore Festival in Nuoro, which attract visitors from all over the world.
Consider the patronal festivals of your municipality or neighboring towns. These celebrations offer an authentic immersion in local culture and are often accompanied by music, dancing, and traditional food.
Learn about traditions related to the seasons, such as sheep shearing in the spring or the grape harvest in the fall, which in many communities are still occasions for celebration and sharing.
Learn about traditional sporting events, such as Latin sailboat races or horse races during patronal festivals, which are deeply rooted in Sardinian culture.
Consider the celebrations related to carnival, such as the Carnival of Mamoiada with its famous Mamuthones, which offer a unique and fascinating spectacle.
Discover local craft traditions, such as coral working in Alghero or weaving in Samugheo. Many communities organize fairs and demonstrations of these ancient arts.
Learn about festivals related to agriculture, such as the Harvest Festival or the New Oil Festival, which celebrate agricultural cycles and offer opportunities to taste fresh local produce.
Finally, consider how these traditions and festivals can affect daily life and tourism in your area. Some celebrations may attract many visitors, affecting local tranquility and services during these times.
25. Consider collaborating with a local property manager.
Working with a local property manager may be a wise choice, especially if you do not permanently reside in Sardinia or plan to rent your property.
A property manager can supervise the regular maintenance of your home, ensuring that everything is in order, especially during times when the property is empty.
He or she can handle emergencies in your absence, such as water leaks, electrical problems, or weather damage, acting quickly to minimize damage.
If you decide to rent your property, a property manager can take care of all aspects, from advertising to managing reservations, from welcoming guests to cleaning between stays.
He or she can help you navigate local regulations related to tourist rentals, making sure your property is always in compliance with applicable laws.
A good property manager will have a network of reliable local professionals (plumbers, electricians, gardeners, etc.) to turn to for any maintenance or repair needs.
He or she can take care of utility management, making sure bills are paid on time and handling any problems with utility providers.
Can provide regular reports on the status of your property and activities, keeping you informed even remotely.
If your property is in a condominium, the property manager can represent your interests at condominium meetings and keep you updated on decisions made.
He or she can help you maximize the return on your property if you rent it out by suggesting strategic improvements and managing pricing based on seasonality and local events.
A local property manager can be a valuable point of contact with the community, helping you better integrate and understand local dynamics, even if you are not there regularly.
Websites to consult when buying a beach house in Sardinia.
Here is a list of 10 important sites for buying a home in Sardinia:
These sites offer a variety of options for those looking to buy a home in Sardinia, from inexpensive apartments to luxury villas, covering different areas of the island and price ranges.
Here are three lists of useful websites for buying homes in the three main areas of Sardinia:North Sardinia:
Central Sardinia:
South Sardinia:
These sites offer a wide range of options for those looking to buy a home in Sardinia, covering different areas and price ranges in each area of the island.