Rustico/casale in Via Maggiore 5
Polcenigo, località Coltura, rustico da ristrutturare con ingresso indipendente disposto su due livelli con soffitta e deposito/stalla.
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Roof
- Damp
See what needs doing and what each job costs
The €45,000 asking price is only €243/m², but a full restoration at about €1,100/m² would bring the effective cost near €1,343/m²—far above the local €302/m² benchmark. The listing describes a farmhouse to renovate with a deposit/stable, while its legal residential status and technical condition are not stated.
More on the house and the area
A characterful Friulian farmhouse with brick arches, stonework, exposed beams, a private courtyard and mountain scenery nearby. However, it is clearly a renovation project rather than a ready home: the interiors are dated, the exterior structures look worn, and the property has only limited currently usable living space.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€73,000 – €108,000
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.
- Advertised as a rustico da ristrutturare, so substantial renovation is likely.
- Roofs, balconies, stairs and exterior masonry appear aged and may need structural attention.
- Only one bathroom is listed for 185 sqm and seven bedrooms; utilities and legal status are not shown.
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 74/100The cluster lies at the foot of the Cansiglio plateau and the first Friulian Prealps. The Livenza river rises at Polcenigo from the springs and channels around the old centre. The Cansiglio forest and plateau are within about 15 km, with beech and fir woodland and karst terrain on the upland. Piancavallo, the nearest ski area, is about 30 km away and roughly a 40–50 minute drive. Sacile is the nearest larger town, with a substantial historic centre and rail links; Pordenone is the main city of the province farther out. Polcenigo is listed among I Borghi più belli d'Italia. The area is known for the Gorgazzo spring and for the spring-fed landscape at the edge of the plain below the mountains.