Villa unifamiliare in Aviano
AMPIO GIARDINO | RUSTICO IN OTTIMA POSIZIONE | PREZZO CONVENIENTE Aviano (Rif. BS-276-RV). Ad Aviano, in una posizione tranquilla e ben servita, proponiamo in vendita un rustico completamente da ristrutturare, ideale per chi desidera realizzare una casa su misura o un interessante investimento immobiliare. L'immobile…
What it really costs
See what needs doing and what each job costs
The house is explicitly 'completamente da ristrutturare', so I estimate about €1,100/m² renovation; that makes the effective cost roughly €1,425/m² (€37k + ~€125k works), far above the local baseline of €381/m². Good garden and position help a little, but at 114 m² this only works if the post-renovation value or your personal use case strongly justifies a full rebuild-level project.
More on the house and the area
The large leafy garden is the main appeal here, giving the property a pleasantly private, green setting. But the listing itself says the house is completely to be renovated, and the photos show a tired rustic structure rather than a usable home today. At this price it has project value more than dream-home wow.
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€45,000 – €67,000
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.
- Completely to be renovated; not move-in ready.
- No interior photos, so current habitability is unproven.
- Exterior elements like the balcony/stairs look weathered and may need major 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.