Casa indipendente su unico livello da rimodernare e personalizzare con ampio scoperto
Nel tranquillo e ricercato rione di Vermegliano, in una posizione riservata su strada privata, interessante casa sviluppata su unico livello abitativo, arricchita da un ampio giardino di oltre 200 mq piantumato e recintato dove una pergola di vite offre un piacevole riparo nelle calde giornate estive. L'immobile, già…
What it really costs
See what needs doing and what each job costs
The house is legally habitable and near the sea (3 km), but it is only "already habitable" with dated finishes to modernize, so I estimate about €350/m² renovation. Effective price is about €1,462/m² (€99,000 + ~€31,150), far above the local low-stock baseline of €381/m², which makes it ordinary-to-weak value despite the garden, garage, and recent boiler/electrical updates.
More on the house and the area
This is a real, usable single-level home with a fenced garden, mature trees and a shady vine pergola that gives it some everyday charm. The house looks habitable now, with a working kitchen, finished rooms and maintained structure, but interiors are clearly old-fashioned and need updating rather than inspiring dream-home appeal. The wow comes more from independence, outdoor space and price than from beauty or historic character.
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.
Our read of the photos, €350/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€10,000 – €18,000
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.
- Interiors are dated and need modernization.
- No proven scenic view or standout architectural character.
- Outdoor areas are pleasant but fairly ordinary suburban rather than romantic countryside.
- Garage/outbuildings look functional but basic.
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 53/100The cluster lies on the lower Carso/Karst edge near the mouth of the Isonzo river and the head of the Gulf of Trieste. The Isonzo flows into the Adriatic a few kilometres away, with the Isola della Cona nature reserve and the wider Foce dell'Isonzo protected wetland area at the river mouth. The nearest substantial town is Monfalcone, which has everyday services and a port/industrial waterfront, while Gorizia is the main historic town in the province. Grado is the nearest established seaside town, and the Aquileia archaeological area with UNESCO status is nearby. This part of Friuli is known for the Karst plateau, the Isonzo front of the First World War, shipbuilding around Monfalcone, and wine areas such as the Collio and Carso farther inland.