In Olbia, a house selling for 3,000 euros per square meter can be worth significantly less on the market . This is according to an analysis by the Brili-Brilas real estate agency. The study compares prices from the Revenue Agency's Real Estate Market Observatory (OMI) for the first half of 2026 with asking prices in listings published in September on Immobiliare.it and Idealista.it.

The result is a clear gap between what sellers expect to earn and the reference values . The issue goes beyond Olbia and concerns the entire Sardinian market, where residential demand, investment, and tourism coexist.

According to the study, while in the main urban areas of the city the central OMI values for civilian homes in normal condition range from approximately 1,400 to 1,925 euros per square meter, in the advertisements the asking prices often reach 2,300-3,000 euros.

Keep in mind that prices on portals are sellers' initial asking prices, not the closing prices, and therefore not all the difference should be interpreted as an overvaluation. However, there remains a real risk of mistaking the desired price for what the market is willing to pay.

The study also highlights the responsibility of real estate agents. An overly optimistic estimate, made simply to secure a job, risks having the opposite effect: homes sitting unsold for months, subsequent price reductions, and buyers losing interest.

The value of city homes must be differentiated from that of second homes on the coast. An apartment in the center of Olbia cannot be valued by comparing it to a villa in Porto Rotondo or the Costa Smeralda. The same holds true for the rest of the island, where cities, inland towns, and seaside resorts follow different dynamics. Location, state of repair, energy efficiency, construction quality, and actual demand must be evaluated on a case-by-case basis.

In the Viale Aldo Moro area of Olbia, for example, the difference between the central OMI values of homes in normal condition and those in excellent condition is 23.4%. In Olbia West, it is 18.4%.

"These discrepancies don't automatically represent the gap between new and used, but they demonstrate the importance of state of conservation and quality characteristics in property valuation ," the agency emphasizes. "A home built several decades ago, perhaps in need of energy efficiency upgrades, cannot be equated to a new building without adequate checks."

At the national level, the market appears to be becoming more selective . According to Istat, in the second quarter of 2026, house prices in Italy grew by 4% year-on-year, compared to 2.6% in the South and Islands. New homes increased by 5%, existing ones by 3.7%.

Based on these data, Brili-Brilas predicts average nominal growth in values for Olbia between 1% and 3% in 2027. This is an indicative scenario, not an official forecast, and could vary significantly depending on neighborhoods, property types, and quality.

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