Casa antica in linea
Il fabbricato è storico e necessita di una ristrutturazione molto importante. Si trova in centro a Rive D'Arcano ai piedi della chiesa e nel piano regolatore comunale rientra nella zona "borghi antichi" zona A0. Un tempo il piano terra era adibito come negozio ed è composto da un enorme spazio open space con ulteriori…
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
370m² historic palazzo at €95/m² vs town median €194/m² — roughly half baseline, strong entry price. Habitable residential structure (former ground-floor shop + upstairs apartment with 3 bedrooms), private ~100m² garden, balcony, garage. Needs major renovation ('ristrutturazione molto importante') on a 1790 building in protected zone A0 ('borghi antichi'), so expect ~€1000/m² renovation cost with possible heritage constraints raising it. Baseline is weak, and no energy class given. Fresh listing (2 days). Total all-in (~€35k + ~€370k reno) is reasonable for a large residential unit; solid opportunity with renovation risk.
More on the house and the area
An 18th-century (1790) 370sqm palazzo in the historic center of Rive d'Arcano, priced at just €35k (€95/m2) - a striking bargain figure that draws attention. The exterior has genuine historic character: an arched stone portal, balustraded balcony, faded painted signage from its former shop use, and a period village setting at the foot of the church. The old timber-beamed attic roof and the private ~100sqm garden add appeal. However, the interiors are heavily distressed - pervasive mold on walls and ceilings, buckled/rotting parquet, water-stained plaster, and a dated bathroom. The condition is 'ristrutturazione molto importante' by the seller's own admission. The scale, low price, and historic bones make it a charming project property rather than a scroll-stopping visual, and the roadside location plus protected-zone restrictions temper the 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€73,000 – €130,000
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.
- Needs very major renovation - extensive mold, damaged floors, deteriorated ceilings throughout
- Roof/attic in rough condition with exposed old beams
- Only 1 bathroom, no energy class
- Located on a main road through the village
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 lies in the morainic hill country between the Tagliamento valley and the Friulian plain. The Tagliamento runs nearby, and the first pre-Alpine relief rises a short distance to the north. San Daniele del Friuli is the nearest town of size, with a substantial historic centre on a hill and the main services for the area. Within about 15 km are other hill towns such as Fagagna, which is listed among I Borghi più belli d’Italia. The area is known nationally for Prosciutto di San Daniele and for mixed hill-and-plain agriculture.