Casa indipendente
VENDESI – Rustico in linea a Giais di Aviano Il tuo progetto di casa, in un angolo tranquillo ai piedi delle montagne. A Giais di Aviano, in posizione riservata e silenziosa, Caballero Immobiliare propone in vendita un rustico in linea dal grande potenziale. È la soluzione ideale per chi sogna una prima casa su…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingSee what needs doing and what each job costs
The €52,000 asking price is attractive at €245/m², but the 212 m² rustico is partly in need of renovation. At an estimated €700/m² renovation cost, the effective cost is about €945/m²—well above comparable local homes at roughly €350/m².
More on the house and the area
This is a genuine, spacious rural home with a usable kitchen, bathroom, bedrooms, furnishings, courtyard access, traditional shutters, and plenty of old-house character. It is not a polished dream property and needs modernization, but it appears substantially more livable than a bare rustico; the 212 sqm size at €52,000 adds strong value appeal.
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€42,000 – €74,000
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.
- Partly requires renovation, with dated finishes and an energy class G rating.
- The old roof structure in the accessory building may need careful inspection.
- Only one bathroom is listed for a substantial 212 sqm property.
- No strong mountain view or landscaped private garden is proven by the photos.
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 at the foot of the Friulian Prealps, with the Cansiglio plateau and the first ridges of the Dolomiti Friulane close to the north. The area is crossed by the Cellina basin and by the alluvial plain that opens south toward Pordenone. The Dolomiti Friulane Natural Park lies within the wider mountain area to the north-west, though not at the doorstep of the built area. Piancavallo, the nearest ski station, is above Aviano and is reached in about 25 minutes by road. Pordenone is the nearest town of size, with rail links, services and a substantial historic centre. The area is known for Piancavallo, for the mountain edge between plain and prealps, and for the Aviano air base.