Rif.1935 - porzione con appartamento da ristrutturare e loca
L'IMMOBILE A Santa Giustina, nel cuore di Meano, proponiamo una proprietà dal carattere versatile, composta da un appartamento da ristrutturare e da numerosi spazi commerciali e accessori. Una soluzione ricca di potenzialità, ideale per una famiglia che desidera progettare la propria casa secondo gusti ed esigenze…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
Price at 431 eur/m2 is only slightly above the local median of 389, so no discount despite needing renovation. Critically, the 197 sqm is NOT all residential living space: the property is a mixed-use compound comprising a first-floor apartment to renovate PLUS a ground-floor bakery/shop with laboratory (currently leased) PLUS a separate outbuilding with garage and warehouse. Only a modest portion is actual habitable apartment (1 bed listed), so the effective eur/m2 for the home is misleading. The leased bakery does provide immediate income, which offsets some risk for an investor. Energy class G and full renovation needed on the apartment (~700 eur/m2). Fresh listing (1 day). Value depends heavily on whether the buyer wants a mixed residential/commercial asset; as a pure home it's overpriced, as an income property it's fair.
More on the house and the area
Dated corner building in Meano (Santa Giustina), Valbelluna. Bland cream stucco exterior with peeling paint; interiors are tired and dated (1970s kitchen, worn tiles, cracked walls). Ground-floor bakery with lab is rented, offering income potential — the main draw. Apartment needs full renovation. Low €431/m² across 197 sqm is the only real hook, but no aesthetic, view, or character wow. Energy class G.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€39,000 – €69,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 78/100The cluster is in the Valbelluna, with the Belluno Prealps and the first Dolomite groups framing the basin. The Piave runs through this part of the valley, and the area sits close to the lake district around Lago di Santa Croce to the east and the smaller Corlo reservoir to the west, both within roughly the local 15 km landscape. The Dolomiti Bellunesi National Park begins nearby in the Belluno mountains and is one of the main protected mountain areas of Veneto. Belluno is the nearest town of size, with a full provincial town centre, services and rail connections. The area is known for the Piave valley landscape, foothill villages and access into the Belluno mountains.