Porzione indipendente nel centro storico di ceneda
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What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €77,000 for 150 sqm, the asking price is €513/sqm; assuming habitable condition, the effective cost is about €713/sqm including ~€200/sqm in updates, which is well above the local low-end baseline of €403/sqm. The extra accessory building and 56 photos are positives, but part of the value includes a separate 470 sqm agricultural plot and storage/garage spaces rather than pure residential area.
More on the house and the area
This is a solid, clearly habitable village house with functioning kitchen, bathrooms, bedrooms, and decent overall upkeep. The appeal is practical rather than romantic: the exterior is plain and the interiors are dated, but at this price for 150 sqm it feels usable from day one with scope to refresh over time.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/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€10,000 – €17,000
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.
- Beauty is limited: no real view, terrace, or standout historic character shown.
- Interiors look dated and fairly basic, so most buyers will want cosmetic updating.
- Outdoor space is a small paved yard rather than a lush garden.
- Extra agricultural land is not attached to the house.
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 Cansiglio plateau and forest rise immediately north of Fregona, on the Belluno Prealps. The Livenza springs area is at the foot of the hills near the plain. The nearest ski area is Piancavallo, roughly 35–45 minutes by road depending on the exact hamlet. Vittorio Veneto is the nearest larger town, with rail services, schools, shops and a substantial historic centre spread between Serravalle and Ceneda. The area is known for wooded prealpine slopes, caves and karst features, and for wine country on the southern side toward the Conegliano hills.