Appartamento in Via Beni Comuni 46
Portogruaro, Fraz. Beni Comuni (Rif. BS-062-RV). APPARTAMENTO IN BIFAMILIARE CON TERRAZZO | 3 CAMERE 1 BAGNO. Proponiamo in vendita nella frazione di Beni Comuni, a circa 15 minuti di macchina dal centro di Portogruaro, porzione di bifamiliare degli anni 60, dotata di ingressi, impianti ed allacciamenti separati.…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
- Bathroom
See what needs doing and what each job costs
At €504/m², the asking price is below comparable Veneto apartments at €618/m², but allowing roughly €250/m² for the bathroom and updating brings the effective cost to about €754/m². The structure is described as generally sound and the 1,800 m² plot is a strong extra, though the listing does not state the construction year or overall energy performance beyond class G.
More on the house and the area
This is a genuinely usable family home with a warm, highly distinctive interior: exposed brick, extensive wood paneling, arched details, a fireplace, and a fitted kitchen. It is not move-in perfect, with damp signs in the bedrooms and a bathroom needing renovation, but the solid structure, existing floors, utilities, and generous 1,800-square-meter grounds make it a realistic live-in project rather than a shell.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €250/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€11,000 – €18,000
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.
- Bedrooms show significant damp or mold staining that needs investigation and remediation.
- The bathroom requires renovation, and the single-bathroom layout may be limiting for a five-bedroom home.
- The exterior is plain and the property has no demonstrated panoramic view; energy class G indicates likely high running costs.
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 55/100The cluster lies on the Venetian-Friulian lowland of northeastern Italy, a flat agricultural plain crossed by drainage canals and small wooded belts. The town sits on the Lemene river and the Livenza river runs a short distance to the east; the northern Adriatic coast with its sandy beaches and coastal pinewoods is part of the same plain within local reach. There are no national parks or major regional parks inside a 15 km radius. No ski lifts or alpine terrain are within the immediate area; the Dolomites and their ski infrastructure lie well beyond 80–100 km. Portogruaro is the local town of size and contains an historic centre along canals, shops and services, and a regional railway station on the Venice–Trieste line. The area is crossed by regional roads and rail, and the land use is dominated by arable farming, market gardening and small industrial/commercial centres. The town lies close to the Veneto–Friuli Venezia Giulia regional boundary.