The value of an independent rural property assessment is not measured by whether a purchase goes ahead. Sometimes the most useful professional conclusion is that the land being offered is not what the buyer was shown and is not worth the asking price.
This anonymised case involved a foreign client considering the purchase of additional agricultural land in inland Sardinia. The technical checks prevented her from committing to an unsuitable and overpriced acquisition.
What the prospective buyer had been shown
During the initial presentation of the property, the land appeared to extend across a broader and more usable area. However, the boundaries visible on the ground were not clear, and portions presented as part of the holding did not correspond to the cadastral parcels actually included in the proposed sale.
What the cadastral and site checks revealed
The comparison between cadastral documentation, maps and the on-site inspection showed that the property actually being offered covered well under one hectare. A substantial part consisted of woodland or steep and rocky terrain, while only a limited open area could realistically support cultivation.
The assessment also identified shallow, weakly developed soils with limited water-holding capacity. The land fell within a landscape-protection zone where new construction and permanent transformations were not permitted. It had no dedicated water supply, electricity, internal farm roads or agricultural buildings.
Agricultural potential was possible, but limited
The report did not simply dismiss the land. Soil sampling, laboratory analysis and agronomic interpretation were used to identify the compatible low-impact options. Small areas could potentially support crops such as saffron, Mediterranean medicinal plants and a household garden, while the woodland needed to remain under conservation-oriented management.
This potential was real, but it was far more limited than the impression created during the property presentation and did not justify the price being requested.
The professional conclusion
Once the actual sale boundaries, usable agricultural surface, planning constraints, infrastructure and soil limitations were considered together, the asking price was judged excessive in relation to what the client would really acquire and be able to use.
The client decided not to proceed with the purchase. In this case, the practical result of the assignment was not a development project but the avoidance of a poor investment.
Checks that protected the buyer
- comparison between the area shown on site and the parcels actually offered for sale;
- verification of cadastral surface and boundaries;
- inspection of slopes, woodland, rockiness and realistically cultivable areas;
- planning and landscape-constraint review;
- assessment of water, electricity, access and farm infrastructure;
- soil sampling and laboratory analysis;
- realistic agricultural potential and workload assessment;
- comparison between the property’s effective utility and the asking price.
Why foreign buyers need independent advice
A beautiful site visit does not establish what is legally included in a sale or what can actually be cultivated, built or developed. Foreign buyers are particularly exposed when boundaries are not evident and verbal descriptions are not checked against cadastral and planning documents.
An independent agronomist works for the buyer’s interests. The correct advice may be to proceed, renegotiate or walk away.
Confidentiality note: the client’s identity, municipality, cadastral references, exact surface and asking price are withheld. The technical findings derive from a completed professional assignment.
Considering agricultural land in Sardinia?
Before paying a deposit or relying on the area indicated during a viewing, have the sale documents, boundaries, constraints and agricultural potential checked independently.
Explore the related advice: agricultural due diligence, or browse all agricultural and rural property case studies.