Rustico/casale in Via Trieste 154
Aviano località Marsure, sulla via principale, rustico indipendente in un contesto di borgo tipico della zona. Accessibile dalla strada da un portone privato, dispone di giardino recintato. La costruzione risale agli anni '40, manutentata nel tempo ma richiede importanti interventi e non dispone del sistema di…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
See what needs doing and what each job costs
At €60,000 (€455/m²), the property needs major renovation, including heating installation, so estimated all-in cost is about €205,000 or €1,555/m²—far above the €292/m² local benchmark. The garden and independent village setting help, but the scale of work makes this a weak deal.
More on the house and the area
A substantial traditional farmhouse with a handsome arched stone entrance, balcony, village character, and a surprisingly generous enclosed garden with mature trees. The house appears structurally usable and partly lived-in rather than a ruin, but it is dated, lacks heating, has an external bathroom, and needs significant renovation before becoming a comfortable full-time home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€52,000 – €77,000
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.
- Requires a general renovation despite being roofed and currently furnished.
- No heating system is installed.
- Only one bathroom, located externally.
- Interior finishes and exterior walls show age, damp staining, and deferred maintenance.
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 at the foot of the Friulian Prealps, with the Cansiglio plateau and the western edge of the Dolomites close to the north. The area is linked to the Cellina valley and the mountain communes above Aviano, with forested slopes and prealpine ridges within a few kilometres. The nearest ski area is Piancavallo, above Aviano, reached by road in about 25 minutes. Pordenone is the nearest larger town, with rail services, hospitals and the usual city services. The wider area is known for Piancavallo as a mountain resort and for the air base at Aviano.