Bands by finish level
| Level | Cost per m2 (turnkey) | 120 m2 house | What characterises the level |
|---|---|---|---|
| Budget | EUR 1,300 - 1,600 | EUR 156,000 - 192,000 | Standard finishes, standard services, code-level performance |
| Mid-range | EUR 1,600 - 2,000 | EUR 192,000 - 240,000 | External insulation and performing windows, good finishes |
| High-end | EUR 2,000 - 2,500 | EUR 240,000 - 300,000 | Home automation, advanced services, premium finishes |
| Above | EUR 2,500 + | EUR 300,000 + | Bespoke architecture, special materials |
Anyone also considering the shell (EUR 800-1,000 per m2) or the advanced shell (1,000-1,300) must know what they are comparing: these are intermediate stages, not alternatives; self-managed completion rarely beats turnkey on total cost, but it spreads the spending over time. And those aiming above current performance will find the extra cost of the passive standard analysed in the article on passive house costs.
Where every euro goes: the typical breakdown
For a mid-range house, the current breakdown of the construction cost. The shares vary little between comparable projects.
| Block | Typical share | Content |
|---|---|---|
| Structure and building works | 40 - 45% | Excavation, foundations, walls, roof |
| Envelope | 15 - 20% | External insulation, windows, waterproofing |
| Services | 20 - 25% | Electrical, heating (heat pump), plumbing, MVHR, rough-ins |
| Finishes | 20 - 25% | Floors, tiling, bathrooms, painting |
The table explains why downward negotiations always focus on finishes: it is the only genuinely compressible block that does not touch performance. Structure and envelope are sized by the codes, services by the energy design; finishes by taste and wallet.
The variables that move the estimate
Shape. A compact two-storey plan is the most efficient configuration: at equal floor area, a single-storey house with cantilevers, recesses and large glazing increases envelope and foundations and can cost 10-20 per cent more per m2.
Ground. Slopes, poor soils and high water tables are paid for in excavation, retaining walls and special foundations: from a few thousand euros to five-figure sums. Geology before buying the plot is the cheapest insurance of the whole project.
Location. Between the north and the south of the country the same works change price by double-digit percentages, as detailed in the article on north-south cost differences.
Timing. Price lists breathe with materials and energy prices: a quote has a validity date, and locking it contractually is worth as much as negotiating its amount.
Complete budget example: 120 m2 house, mid-range
| Item | Calculation | Amount |
|---|---|---|
| Construction cost | 120 m2 × EUR 1,800 | EUR 216,000 |
| Professional fees (design, supervision, permits, ~10%) | EUR 21,600 | |
| Municipal fees and building contribution (estimate) | EUR 12,000 | |
| Utility connections | EUR 6,000 | |
| Contingencies (10%) | EUR 21,600 | |
| Operation total excluding land | EUR 277,200 | |
| Land (assumed 25% of the whole) | ~EUR 92,000 | |
| Total with land | ~EUR 369,000 |
Two readings. First: the real budget exceeds the area-times-rate product by 28 per cent before the land even enters; anyone planning financing on the construction cost alone discovers the rest mid-build. Second: the weight of the land (here 25 per cent) varies enormously with location, and it is the variable that decides where the project is viable.
Where to save without regret (and where not to)
Smart saving lives in three design choices: compactness of shape, standardisation of dimensions (out-of-standard windows and sanitaryware cost double at equal quality) and a hierarchy of finishes (concentrate the premium where you live and see, simplify elsewhere). The saving you pay for twice lives instead in the envelope and the services: every euro cut there becomes energy bills and discomfort for the following decades, and retrofitting will always cost more than doing it now. On which floor area and which items to compare quotes, the method reference is the article on how to calculate cost per m2.
Note: the figures shown are 2026 orders of magnitude for the Italian market, for guidance only. Every project requires a specific estimate based on a bill of quantities and up-to-date regional price books.