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Property in Sardinia

An island where the gap between north and south is measured in multiples. The same sea, a tenfold difference in price.

Sardinia is legally Italy and buying there works the same way, but as a market it stands on its own. The island has its own rules about what may be built and where, and regional law protects the coast from new development. No more houses appear by the sea, so the ones already standing are in all the greater demand.

Prices are divided so sharply that advice which holds on the Costa Smeralda is of no use in the south. Most people know Sardinia from the north, from Porto Cervo and around, where a square metre sells for tens of thousands of euros.

The south, west and east have the same clear water, far more quiet and prices at which you can buy a house. Which side of the island to look at becomes clear in a single meeting — and then we show you what is there.

Where we search

Costa Smeralda and Gallura

Porto Cervo, Porto Rotondo and Baja Sardinia, on the north-east of the island, are the most prestigious addresses in the whole Mediterranean. Local property prices match that. Olbia airport is half an hour away.

Alghero and the north-west

A Catalan-looking town with an airport, year-round life and far friendlier prices than Gallura. A good choice for longer stays.

Ogliastra and the east coast

The wildest part of the island, between Arbatax and Cala Gonone. Little development, a great deal of nature and the best value for a view.

Cagliari and the south coast

A university city with an airport, services all year and the beaches of Villasimius and Chia within reach. The fastest-growing interest on the island.

How buying works

  1. The same process as the rest of Italy

    Codice fiscale, a written offer, a preliminary contract with a deposit and completion at the notary. The steps and the costs follow the Italian rules we set out on the Italy page.

  2. Checks on the ground matter more here than on the mainland

    On the island it is common for a house to stand on land with no registered water connection, or with access across someone else’s plot. We always send a surveyor, even for a new property.

  3. The coastal protection zone

    Sardinia has some of the strictest coastal protection in Italy. Within roughly three hundred metres of the sea, nothing new may normally be built — and that includes extensions and pools.

  4. Logistics and the season

    Flights go to Olbia, Cagliari and Alghero, on a reduced winter schedule. If you want to use the property all year, we look at access to a doctor, schools and services when choosing the area.

What you pay on top of the price

Taxes and fees
the same as the rest of Italy — 9 % registration tax on the cadastral value for a second home, notary, commission
Indicative prices in the north
Gallura and the Costa Smeralda are among the most expensive places in Italy, with seafront property at tens of thousands of euros per square metre
Indicative prices in the south and east
around Cagliari and in Ogliastra asking prices most often sit between two and four thousand euros per square metre
Annual tax (IMU)
payable on a property that is not your main residence; the rate is set by the municipality
Total on top of the price
budget for 10–15 % of the price, as anywhere in Italy

Treat these figures as a guide. Rates and rules change, so for every transaction we verify the current level of costs before we put the figure in front of you — always with a local lawyer and always before you sign anything binding.

What to watch out for

  • The coastal protection zone is genuinely enforced here. A plot with a sea view is not necessarily a plot you can build on, and an existing building inside the zone often cannot be extended either.
  • Water is a real subject on the island. For detached houses we check whether there is a mains connection or a tanker delivery, and whether any well is legal.
  • Many village houses have several co-owners after an inheritance and every one of them has to sign. Finding that out early is what saves your deposit.
  • Out of season almost everything closes in the tourist areas. If you want to use the property all year, we recommend going out to see it in winter.

Frequently asked questions

Do different rules apply in Sardinia than in the rest of Italy?

Legally no — Sardinia is an Italian region, so buying follows the same path, including the codice fiscale, the notary and registration tax. The island does have markedly stricter coastal protection and its own regional plan governing what may be built near the sea.

How much does property in Sardinia cost?

It depends above all on which side of the island you are looking at. In the north, in Gallura and on the Costa Smeralda, prices are among the highest in Italy; in the south and east asking prices most often sit between two and four thousand euros per square metre. A house there can cost less than an apartment in the north.

Can I extend a house or build a pool near the sea?

Within roughly three hundred metres of the sea, normally not. Sardinia enforces coastal protection rigorously and it applies to extensions and pools at existing houses too. We check what is possible with the municipality before you reserve.

Can you live in Sardinia all year round?

Yes, but not everywhere. Around Cagliari and Alghero ordinary life carries on all year; in the tourist areas of the north most services close out of season and flights are cut back. We take that into account when choosing the area.

Looking here?

Tell us what you have in mind and we will come back with what is realistic on the ground. The first meeting is always about you, never about listings.

Let’s stay in touch

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