Intera corte con due unita' abitative a pantianicco
Nella tranquilla frazione di Pantianicco, nel comune di Mereto di Tomba, intera corte composta da due unità abitative con relative pertinenze, ideale per chi è alla ricerca di ampi spazi, indipendenza e tranquillità. Il complesso, risalente a prima del 1967 e oggetto di un intervento di revisione della copertura alla…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
See what needs doing and what each job costs
The €58,000 asking price is only €140/m², but this 414 m² pre-1967 complex is described as a property to customize, with multiple storage areas and no stated current condition; allowing roughly €700/m² renovation puts the effective cost near €840/m², well above the local €375/m² benchmark. Its quiet inland hamlet location, 37 km from the sea, adds little value despite the two residential units and large spaces.
More on the house and the area
This is a substantial historic village compound with highly photogenic stone walls, timber roofs, an internal courtyard, and a useful rear garden. One dwelling appears genuinely usable, with a fitted kitchen, bedrooms, floors, and bathrooms, but much of the 414 sqm is agricultural/storage space rather than finished living area and will need real work.
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€82,000 – €145,000
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.
- Large parts of the complex are rustic storage/barn spaces requiring substantial renovation.
- Interiors are habitable-looking but very dated, with old finishes and likely modernization needs.
- The shared courtyard and rear land offer space, but privacy and the practical division between the two units should be verified.
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 38/100This is in the central Friulian plain, with flat agricultural land around the villages and the Friulian pre-Alps visible to the north in clear weather. The Tagliamento river runs a few kilometres west and is the main natural feature of this part of the province. Udine is the nearest city of size, with services, shops, rail links and a substantial historic centre. The area is known for mixed farming and small villages scattered across the plain.