Porzione Indipendente in vendita a Alpago
** NOVITA' ** PORZIONE DI CASA ABITABILE CON GIARDINO VICINO AL LAGO DI SANTA CROCE. GIORNATA DI VISITE VENERDI' 7 AGOSTO. Prenota il tuo posto parlando con Diana. Nel cuore di Santa Croce del Lago, Alpago, proponiamo una porzione di casa indipendente composta da 2 unitá e sita a due passi dal lago. Ci troviamo…
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 €98,000 for 112 sqm, the ask is €875/sqm; with light habitable-updating costs of about €300/sqm, the effective cost is roughly €1,175/sqm versus a very low internal baseline of €406/sqm, so it does not screen as cheap. Positives are the near-lake historic-borgo setting and one habitable unit with agibilità, but part of the included area is still unfinished (F/3) and access is only pedestrian/shared, which limits appeal.
More on the house and the area
The big draw is the lovely private garden with vine pergola in a historic stone borgo setting, plus mountain atmosphere and a glimpse of Lake Santa Croce. The main home looks genuinely habitable and usable now, with a warm fireplace and solid finished rooms, but it is clearly dated rather than stylish. The score is held back because part of the property is unfinished and access is only on foot.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €300/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€11,000 – €19,000
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.
- one adjoining unit included in the price is unfinished/al grezzo
- pedestrian-only access via external steps
- interiors are habitable but dated
- older boiler/likely heating upgrade needed
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 76/100The cluster is in the Alpago basin below the Bellunesi and Cansiglio ranges. Lake Santa Croce is in the area, with the villages spread between the lake shore and the lower mountain slopes. The Cansiglio forest and plateau are within the radius. The nearest ski lifts are the small area at Nevegal above Belluno, roughly 35–45 minutes by road, while the main Dolomite ski domains are farther and do not sit inside the local landscape. Belluno is the nearest town of size, with full services and a historic centre. The area is known for the lake, for wind and kitesurfing conditions on Santa Croce, and for access to the Cansiglio woods.