Due appartamenti, magazzino e grezzo
Lotto composto da magazzino al primo piano, due appartamenti (primo e secondo piano) e unità al grezzo al secondo piano, con quota di parti comuni. Riscaldamento centralizzato a gasolio. Il lotto comprende quattro beni in un edificio storico ristrutturato dopo il terremoto del 1976. Al primo piano si trova un locale…
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
This €75,938 listing is explicitly a judicial auction and includes a first-floor warehouse/office without a bathroom, unfinished residential space, and shared common parts. The €295/m² asking figure also excludes substantial renovation and finishing work, making it unsuitable as a straightforward livable-home purchase.
More on the house and the area
This is a substantial mountain-town palazzo with glimpses of wooded Alpine scenery and some older architectural character. Parts of the property are clean and functional, with bathrooms, heating, and finished rooms, but the overall lot is dated and includes a genuinely unfinished unit, so it feels more like a practical renovation/investment opportunity than a dream-ready Italian home.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€51,000 – €90,000
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.
- The property is a mixed lot: some apartments are usable, but another residential unit and the attic are unfinished.
- Exterior plaster needs maintenance, and the interiors have dated 1980s finishes rather than polished character.
- The listing is an auction purchase with centralized oil heating, so legal, occupancy, and running-cost checks are important.
- The building is in a mountain town, but the photos do not show a dramatic private panorama or garden.
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 is in the Carnic Alps, in the upper But valley on the road that climbs toward the Monte Croce Carnico pass. The But stream runs through this stretch of valley. Tolmezzo is the nearest town of size, with the main services and shops for Carnia. The Zoncolan ski area above Ravascletto/Sutrio is nearby, with lifts reached in roughly 20–30 minutes by road. This part of Carnia is known for Alpine valleys, small stone villages and mountain pasture landscapes.