Casale da ristrutturare Basiliano
La Promissio Immobiliare di Udine propone in vendita un complesso abitativo in corte da ristrutturare situato nella frazione di Orgnano di Basiliano a pochi passi dal Comune di Campoformido e da Udine. La struttura, che si sviluppa su una superficie complessiva di circa 400 mq e interamente caratterizzata da una…
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
Stone farmhouse of 400sqm at 90 EUR/m2 vs baseline median of 323 EUR/m2 is ~72% below market, a strong baseline. Fresh listing (3 days). Includes deposit and 2,000+ sqm exclusive green space. Main caveat: 'totalmente da ristrutturare' means full renovation required (~800 EUR/m2 for a complete gut of a 1950 stone build), and no energy class. Potential to create multiple units. Not a trap—genuine value given the low entry price and large plot, but renovation cost is substantial.
More on the house and the area
Stone farmhouse complex (borgo/corte) in Friuli with genuine rustic character: exposed stone walls, wooden hayloft doors, and traditional courtyard layout. Charm comes from the historic vernacular architecture and the 2,000+ sqm exclusive green space, plus a striking bargain effect at €90/m2 (€36k for ~400 sqm). However, it is fully derelict and requires complete renovation; interior photos show only a cluttered storeroom and a worn bathroom. Exterior is picturesque but weathered, with red metal railings clashing against old plaster. No standout view or unusual location. Appeal is real but firmly in the fixer-upper/project category rather than a turnkey scroll-stopper.
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€79,000 – €140,000
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.
- Watermarked listing photos
- Entirely needs renovation, in very poor condition
- No energy class listed
- Interiors shown are dated/derelict (storage, old bathroom)
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 39/100Campoformido sits on the Friulian plain west of Udine, with the Julian Alps and the Carnic Prealps visible to the north in clear weather but outside the immediate local landscape. The Cormor stream runs through this part of the plain. Udine is the nearest town of size and has a substantial historic centre, services, rail links and the castle hill. This is an agricultural and residential area of the central Friuli plain, known more for access to Udine and the wider region than for a specific landscape feature within the immediate surroundings.