Rustico in San Pietro al Natisone
In via Alpe Adria, a San Pietro al Natisone, propongo in vendita locale al piano terra di circa 69 m² commerciali, attualmente accatastato come negozio, con due bagni e spazi interni personalizzabili. L'immobile rappresenta un'interessante opportunità per chi desidera realizzare un piccolo appartamento su misura,…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Kitchen
See what needs doing and what each job costs
At €40,000 (€580/m²), estimated renovation and change-of-use costs bring the effective price to about €1,280/m², far above the local €260/m² reference. Residential use is reportedly allowed, but the property is currently a shop and still requires approval, conversion, and renovation before it can become a home.
More on the house and the area
The stone-trimmed historic facade gives this small Friuli property some character, but there are no views, garden, or standout interior features. Inside it is an empty former commercial space with tiled floors, shelving, and two basic bathrooms rather than a usable home, so the appeal is mainly as a conversion project.
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€14,000 – €24,000
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.
Show more
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.
- Currently registered as a shop, not a residence; a change of use and renovation are required.
- No bedroom or kitchen is shown, so it is not currently a move-in home.
- Street-facing ground-floor position with visible facade wear and limited privacy.
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 71/100The cluster is in the Natisone valleys under the eastern Friulian Prealps, with low limestone and wooded ridges rising close around the settlements. The Natisone river runs through this area. The Slovenian border is very close, and the landscape is that of the Valli del Natisone rather than the Friulian plain. Cividale del Friuli is the nearest town of size, with a substantial historic centre and the Lombard UNESCO site. This area is known for the Slovene-speaking valleys and for mixed hill farming, woods and small villages on the valley sides.