Casa bifamiliare
Nella tranquilla frazione di Oleis, proponiamo in vendita un'ampia casa di testa dalle eccellenti potenzialità. L'immobile presenta una distribuzione degli spazi classica e funzionale: il piano terra accoglie una generosa zona giorno di ben 80 mq, mentre al piano superiore si sviluppa la zona notte con tre ampie camere…
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 €98,000 for 182 m², the house looks affordable initially, but original finishes, energy class G and a substantial renovation need imply about €700/m², bringing the effective cost to roughly €1,238/m² versus a local reference of €422/m². Good structural conditions, a private 200 m² garden and 24 photos are positives, but the single bathroom and unfinished attic add work.
More on the house and the area
A large, genuinely usable townhouse with a sunny private garden, mature trees, independent access, and generous living spaces. The interiors are clean and functional but distinctly dated, with original finishes and some visible wear; this is a solid renovation opportunity rather than a ready-made dream home. At €98,000 for 182 sqm plus garden, the space offers strong value for someone willing to modernize it.
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€36,000 – €64,000
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.
- Original 1970s-era interiors and kitchen need modernization.
- Only one bathroom is listed for a six-bedroom, 182 sqm home.
- Visible ceiling/wall wear and energy class G suggest renovation and efficiency 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 63/100The cluster lies in the eastern Friuli plain at the foot of the Colli Orientali del Friuli, with low vineyard hills immediately around Manzano. The Natisone valley is nearby to the east, and the Slovenian border hills are close. The nearest larger centre is Udine, which has a substantial historic centre, services and rail connections. Cividale del Friuli is also nearby, with a Lombard historic core on the Natisone and UNESCO status as part of the Longobards in Italy sites. This area is known for wine production, especially the Colli Orientali and Ramandolo zone farther north, and for the chair-manufacturing district around Manzano.