La tranquillita' di borgo curminie: villetta a schiera pronta da vivere
Nella tranquilla e caratteristica frazione di Borgo Curminie, curata villetta a schiera disposta su due livelli fuori terra più piano soffitta al grezzo. Il piano terra è dedicato alla luminosa e funzionale zona giorno composta da cucina separata, soggiorno, comodo ripostiglio e bagno di servizio. Salendo al piano…
What it really costs
See what needs doing and what each job costs
Priced at 670 EUR/m2 vs baseline median of 356 EUR/m2, so nearly 2x the local median — not a bargain on price alone. However it's a curated, habitable townhouse in good condition (two levels plus rough attic), fresh listing (2 days), 26 photos, with garden, terraces and panoramic view. Key caveat: it is leased until end of July 2027, so no vacant possession for an owner-occupier until then — good for an investor but limits use. Missing condition, building year, and energy class data. Attic is 'al grezzo' (unfinished), so modest finishing cost there. Fair deal given quality but above-baseline pricing and the lease encumbrance.
More on the house and the area
Standard terraced house in a quiet hamlet surrounded by green Friuli hills. Interiors are dated but tidy—tiled floors, wooden doors/shutters, functional kitchen and living areas. Balconies offer a pleasant open view over wooded slopes, the main positive. Exterior is an ordinary row of similar units near a road. Low price/m2 (€670) reflects a modest, unremarkable property currently tenanted. No standout architectural, locational, or view drama; the greenery provides mild appeal but nothing scroll-stopping.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €250/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€9,000 – €16,000
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.
- Rented until end of July 2027, limiting owner-occupancy
- Attic is unfinished (grezzo)
- One staged/virtual photo labeled IPOTESI ARREDO
- One exterior photo is partly black-and-white edited
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 72/100The cluster is in the Friulian pre-Alps, with the first ridges of the Julian Prealps around Montenars and the higher Julian Alps visible farther north. The Torre river valley lies just to the east, and the Tagliamento is within this wider foothill belt. The area is close to the Parco Naturale Regionale delle Prealpi Giulie, whose protected mountains begin a short drive north-east around the Venzone and Resia side. The nearest ski lifts are the small Sella Chianzutan area above Verzegnis and the larger Tarvisio and Sella Nevea areas, all requiring a substantial drive rather than sitting at the village. Gemona del Friuli is the nearest town of size, with a full set of everyday services and a rebuilt historic centre; Venzone nearby is a walled medieval town and is listed among I Borghi più belli d’Italia. This part of Friuli is known for its earthquake-rebuilt stone towns, chestnut and mixed woodland on the slopes, and the transition from plain to mountain valleys.