Villetta singola con giardino da ristrutturare
In contesto residenziale, a breve distanza dal centro del capoluogo comunale, interessante villetta, disposta su 2 piani fuori terra, circondata da un ampio giardino privato (1600 mq), recintato e piantumato. L'edificio, realizzato in edilizia prefabbricata alla fine degli anni '70, necessita di significativi…
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 €95,000 for 142 sqm the ask is €669/sqm, but with major works explicitly needed on roof, systems and finishes, a realistic renovation budget is about €700/sqm, bringing the effective cost to about €1,369/sqm. That is far above the local baseline of €381/sqm for sub-€100k villas, so despite the large garden and good residential location near services, this looks weak on price.
More on the house and the area
This is a practical detached house with a large private planted garden, and the price per square metre is very appealing. The ground floor looks old-fashioned but usable, while the first floor is unfinished and the listing explicitly calls for major renovation to the roof and systems. It feels more like a solid redevelopment opportunity than an instant Italian dream home.
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€28,000 – €50,000
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.
Show more
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.
- Needs significant renovation including roof, systems and finishes
- Upper-floor apartment is unfinished/al grezzo
- Exterior feels plain rather than picturesque
- Only one bathroom shown for a two-unit layout
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 68/100The cluster lies in the first Friulian foothills, with the Julian Prealps close to the north and the Torre river valley running through Tarcento. The area is near the southern edge of the Prealpi Giulie Regional Nature Park. Tarcento is a small service town with shops and everyday services, and Gemona del Friuli and Udine are the nearest larger centres for broader amenities. The area is known for foothill landscapes, mixed woodland, small vineyards and access routes toward the Natisone and Julian valleys.