Villa unifamiliare in Aviano
AVIANO (BS-230-RV) RUSTICO INDIPENDENTE DA RISTRUTTURARE CON AMPIO GIARDINO Sei alla ricerca di un’opportunità unica per creare la casa dei tuoi sogni partendo da un foglio bianco? Questo rustico dalle grandi potenzialità è la tela perfetta per il tuo progetto immobiliare. Situato in una posizione eccellente,…
What it really costs
See what needs doing and what each job costs
The description explicitly says full restoration is needed, so the effective cost is about €1,365/m² (€35,000 + ~€145,200 works over 132 m²), far above the local baseline of €381/m². Positives are the detached house format, large garden, 11 photos, and a serviced/strategic location, but as priced this looks more like a lifestyle project than a bargain.
More on the house and the area
The main appeal here is the large, leafy private garden and the sense of green seclusion for a very low price. But this is clearly a full renovation project rather than a ready-to-love home, with neglected exterior condition and no evidence of usable interiors. Dreamy potential, yes; current wow as a livable house, limited.
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€52,000 – €77,000
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.
- Complete renovation needed; presented as a 'rustico da ristrutturare'.
- No interior photos, so current habitability is unproven despite the listed bathroom/heating.
- Outdoor areas are heavily overgrown and need major clearing/maintenance.
- Exterior elements like balcony/stairs/roof edges look tired and may require structural work.
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 cluster is at the foot of the Friulian Prealps, with the Cansiglio plateau and the western edge of the Dolomites close to the north. The area is linked to the Cellina valley and the mountain communes above Aviano, with forested slopes and prealpine ridges within a few kilometres. The nearest ski area is Piancavallo, above Aviano, reached by road in about 25 minutes. Pordenone is the nearest larger town, with rail services, hospitals and the usual city services. The wider area is known for Piancavallo as a mountain resort and for the air base at Aviano.