Opportunita' nelle valli del natisone
OPPORTUNITA' NELLE VALLI DEL NATISONE. Needs renovation, garage, esposizione esterna.
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationMust be done first
- Roof
- Windows
See what needs doing and what each job costs
The €8,000 asking price looks cheap, but estimated renovation brings the effective cost to about €780/m² (€78,000 total), more than double the local €376/m² benchmark. The listing does not say whether bathrooms, utilities, or essential systems are present, adding risk to this renovation project.
More on the house and the area
The house has striking traditional Friulian character, weathered timber galleries, old masonry and a beautiful wooded mountain-valley setting. However, the interior is an uninhabitable storage shell with no bathroom, and the roof and external timberwork appear to need substantial restoration. At €8,000 it is an intriguing bargain for a committed renovation project, but not yet a realistic 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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€20,000 – €35,000
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.
- This is a major renovation project, not a move-in-ready home.
- No bathroom or usable interior living spaces are shown; the interiors appear to be storage rooms.
- The aged roof, balconies and timber supports require careful structural inspection, and access is via a narrow sloping road.
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 72/100The cluster is in the Valli del Natisone, in the eastern Friulian Prealps near the Slovenian border. The Natisone river system cuts narrow valleys through wooded hills and low limestone ridges. The wider mountain backdrop is the Julian Prealps, with the higher relief of the Matajur range close by. Cividale del Friuli is the nearest substantial town; it has a preserved historic centre and is on the UNESCO list as part of the Lombards in Italy sites. The area is known for its Slovene-speaking villages, chestnut woods and mixed hill farming.