Antico casale con ampio terreno
A Papariano, proponiamo in vendita un affascinante casale storico disposto su tre livelli, di circa 100 mq ciascuno. La proprietà sorge su un ampio terreno di 3678 mq e comprende inoltre comodi fabbricati accessori, tra cui un’ex stalla di circa 70 mq con sovrastante ex fienile di pari metratura, oltre a tettoie,…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Historic farmhouse priced at €318/m², essentially at the local baseline of €323/m², so no pricing advantage per m². The 305 m² across three levels plus large 3678 m² lot and accessory buildings (ex-stable, ex-barn, garage, cellar) offer scale, but 'Needs renovation' on an old agricultural estate implies a full gut renovation (~€1000/m²), pushing total cost well above €400k. Missing building year, energy class, and sea distance. Listed only 1 day, so no staleness. Renovation potential and fiscal incentives are real, but the price is fair rather than a bargain given it sits at median and requires heavy work.
More on the house and the area
A three-level historic farmhouse (~100sqm per floor) on a generous 3,678sqm plot in rural Papariano, Friuli. The stone facade with weathered shutters carries genuine historic character, and the large flat grassland with mature fruit trees and open field views offers land appeal. However, the property needs total renovation - flaking plaster, decaying outbuildings (ex-stable, hayloft, sheds) with partially collapsed roofs and heavy vegetation overgrowth. The setting is pleasant countryside but ordinary flat Friuli plain, not a scroll-stopping location. At €318/m² it is inexpensive, but the renovation burden offsets much of the bargain effect. Solid potential as a charming project for a charme residence or agriturismo, but no immediate visual wow.
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, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€60,000 – €107,000
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.
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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.
- Full renovation required across all three levels
- Outbuildings in advanced state of decay (collapsing roofs, overgrown)
- Single bathroom for 305sqm on three floors
- No energy class or building year provided
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 58/100This is the low plain between the Isonzo/Soča and the lagoons of Grado and Marano. The Isonzo is the main named natural feature nearby, with flat farmland, drainage canals and shelterbelts around the settlements. The Friulian Adriatic coast at Grado is close enough to matter for daily life, but the cluster is inland rather than on the shore. Monfalcone is the nearest larger town, with port and shipyard functions, and Aquileia is nearby with the Roman archaeological area and basilica, a UNESCO World Heritage site. The area is known for the lower Isonzo plain, Aquileia’s Roman remains, and wine country toward the Collio and Carso farther away.