Rustico con giardino
Gruppo Dimore sede di Palmanova (interno 1), propone in vendita, a Bicinicco, ampio rustico da ristrutturare con giardino. Lo troverai interessante perchè: - ideale per più nuclei familiari - ampi spazi interni ed esterni - personalizzabile Questo rustico è situato in posizione centrale. E' stato costruito secondo…
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
Farmhouse at 300 EUR/m2, right at the local median (323), so priced fairly rather than a bargain. 300sqm on two levels plus ~1600sqm garden gives real space, and it's habitable-adjacent (has bathrooms, kitchen) though fully needs renovation: single-glazed wooden windows, no heating system, period finishes. Stone/sasso structure with wood floors from 1920 implies a heavy gut renovation (structural, systems, insulation, roof), hence ~800 EUR/m2 estimate; on 300sqm that's ~240k on top of purchase. Energy class and sea distance missing. Fresh listing (5 days), 45 photos, plausible pricing, no traps. Total all-in (~330k) is reasonable for the space but not exceptional value.
More on the house and the area
A large 1920 stone rustico needing complete renovation in Bicinicco, Friuli. The aerial photos show a long, aging structure with weathered facades, a concrete/tarp roof, and boarded-up windows fronting a road. The main appeal is the ~1600sqm garden and generous space suitable for multiple family units. Nothing visually striking: no interior shots, no notable views, ordinary rural village context. The €300/m2 price is low, offering some bargain potential for a renovation project, but the imagery itself does not stop the scroll.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€59,000 – €105,000
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.
- All photos are exterior drone shots of a run-down roofed building; no interior images provided
- Needs full renovation with no heating system and single-glazed windows
- Building appears large and neglected with tarp-covered roof sections
- Property sits directly on a road in a modest village setting
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 41/100The area lies on the central Friulian plain, with cultivated flat land and scattered villages. The Tagliamento is west of this part of the plain, but not within the immediate landscape around the cluster. Udine is the nearest city of size, with services, shops and rail connections. This part of Friuli is known for agriculture and for the broad open plain between the Adriatic and the Julian and Carnic Alps, which are visible in clear weather but outside the local 15 km landscape.