Cormons, Borgnano, casa in linea di totali 218 mq
Cormons, Borgnano, casa in linea di totali 218 mq. autonomo heating, garage, esposizione interna, arredato.
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
At €450/m², this villa is about 20% above comparable local stock; assuming it is habitable, modest upkeep raises the effective cost to roughly €650/m². Heating, garage, furnishing and 29 photos are positives, but the listing does not say whether major work is needed.
More on the house and the area
This is a substantial, genuinely usable traditional house with a pleasant courtyard, stone archway, shutters, and attractive old-town character. The interiors are fully furnished and functional, but very dated and would benefit from cosmetic renovation and investigation of the damp marks before moving in.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/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€15,000 – €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.
- Clearly dated interiors and furnishings, with visible wall damp/staining and some cracking.
- Only one bathroom is shown for a 218 sqm house.
- No notable landscape view; the outdoor space is an internal courtyard/garden rather than a panoramic setting.
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 68/100The cluster sits in the Collio hills on the Italian side of the Gorizia Brda wine landscape, with low ridges of vineyards and mixed woodland rather than high mountain terrain. The Isonzo river runs east of here near Gorizia and gives the wider area one of the main valley corridors of the province. This is wine country known for Collio whites, with a dense pattern of small vineyard villages and rural roads. Gorizia is the nearest town of size, with rail services, shops and the main urban services of the area. The Slovenian border is close and the Brda hills continue seamlessly across it.