Villa in Via Roma 75
Casa indipendente di circa 420 mq distribuiti su tre livelli, situata nel centro del paese, a pochi passi dai percorsi naturalistici e dal cuore verde delle Valli del Natisone. Costruita nei primi del '900, conserva il fascino delle tipiche abitazioni rurali e rappresenta un'interessante opportunità di recupero, ideale…
What it really costs
See what needs doing and what each job costs
The listing is very cheap at €200/m², but the description says it is an 'opportunità di recupero', so I treat it as to restore at about €1,100/m²; that brings the effective cost to roughly €1,300/m². The local baseline is weak (only 4 comps), so the score relies mostly on absolute plausibility: a 421 m² early-1900s house in a village center with 28 photos is interesting, but the likely renovation budget is very large.
More on the house and the area
The salmon-pink village house has real old-house charm, a lovely traditional facade, big internal volumes and a usable terrace, with green wooded surroundings adding appeal. But this is not move-in ready: parts are habitable-ish while others are heavily worn or partly stripped, so it suits someone planning a serious refurbishment rather than immediate Italian life.
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€167,000 – €246,000
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.
- Needs substantial renovation; some rooms are stripped back or visibly deteriorated.
- Several interiors are dusty/dated and not ready for immediate living.
- Photo-realistic furnishing images are only renovation hypotheses, not current condition.
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 in the Natisone Valleys under the Julian Prealps, close to the Slovenian border. The Natisone river runs through this area. Much of the surrounding landscape falls within the Valli del Natisone and Julian Prealps hill and mountain belt, with the higher Julian Alps rising farther east on the border. The nearest town of size is Cividale del Friuli, which has a substantial historic centre and services; it is part of the UNESCO site "Longobards in Italy. Places of the Power". The area is known for its Slovene cultural presence, stone villages, chestnut woods and the cave system of Grotta Nuova di Villanova in the wider Natisone area.