Rustico in Paluzza
STAVOLO 1910 | CASA VACANZE/ALBERGO DIFFUSO Dormi nella storia. Vivi la Carnia vera. STAVOLO 1910 | DOVE LA PIETRA RACCONTA Chiudi gli occhi. Senti l’odore del legno bagnato dalla pioggia. Il silenzio rotto solo dal canto delle aquile. E sotto le dita, il freddo dei muri di pietra spessi 70cm. Questa è Rivo. Questo…
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The description repeatedly calls it a 'stavolo', i.e. a former stable/agricultural building, with 60 sqm over 2 floors and no stated beds/baths; unless urbanistically confirmed as residential, this is a major legal-use risk. At €38,000 plus an estimated heavy restoration cost of about €1,100/sqm, the effective cost is roughly €1,733/sqm, far above the €255/sqm baseline.
More on the house and the area
A very atmospheric little stone stavolo in an authentic Alpine hamlet, with mountain backdrop, old walls and a handsome new roof. The exterior and setting are genuinely charming, but inside it is still basically a raw deposit shell rather than a usable home. At €38k it has romance and potential, yet this is a renovation project first, dream house second.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€24,000 – €35,000
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.
- Raw shell interior with no bathroom or kitchen visible
- Needs full conversion/renovation before it is truly livable
- Very small size at about 60 sqm over two floors
- Village setting is pretty but access/privacy appear limited
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 is in the Carnic Alps, in the upper But valley on the road that climbs toward the Monte Croce Carnico pass. The But stream runs through this stretch of valley. Tolmezzo is the nearest town of size, with the main services and shops for Carnia. The Zoncolan ski area above Ravascletto/Sutrio is nearby, with lifts reached in roughly 20–30 minutes by road. This part of Carnia is known for Alpine valleys, small stone villages and mountain pasture landscapes.