Rustico Polcenigo
POLCENIGO (PN) proponiamo in vendita questo rustico completamente costruito in sasso disposto su tre livelli. Ogni piano è di circa 33 mq. Il rustico non presenta impianti ed è così composto: al piano terra troviamo cucina, cantina. Al primo piano abbiamo 2 camere, terrazzo e la soffitta al secondo piano. Davanti al…
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
At €20,000 for 97 sqm, the asking price is €206/sqm, slightly below the low stock baseline of €254/sqm, but it is a 'needs renovation' stone farmhouse with no systems, so estimated effective cost is about €906/sqm including ~€700/sqm works. The small discount to baseline is not enough to offset the renovation burden; the exclusive land and stone character help a bit.
More on the house and the area
There is some rustic charm in the old stone farmhouse façade, mountain backdrop and grassy outdoor space. But this reads as an empty shell needing major renovation rather than a home you could soon live in, with no bathroom listed and visibly rough openings/exterior condition. At €20k it has project appeal, not dream-home 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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€19,000 – €34,000
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 project; not currently a usable home
- No bathroom shown/listed
- Openings and façade suggest likely structural and envelope work
- Garden is narrow and overgrown rather than immediately enjoyable
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 74/100The cluster lies at the foot of the Cansiglio plateau and the first Friulian Prealps. The Livenza river rises at Polcenigo from the springs and channels around the old centre. The Cansiglio forest and plateau are within about 15 km, with beech and fir woodland and karst terrain on the upland. Piancavallo, the nearest ski area, is about 30 km away and roughly a 40–50 minute drive. Sacile is the nearest larger town, with a substantial historic centre and rail links; Pordenone is the main city of the province farther out. Polcenigo is listed among I Borghi più belli d'Italia. The area is known for the Gorgazzo spring and for the spring-fed landscape at the edge of the plain below the mountains.