Due abitazioni bicamere con giardino comune
Immobile composto da due distinte abitazioni bicamere, entrambe con ingresso indipendente e giardino in comune. La prima abitazione è composta, al piano terra, da cucina abitabile, soggiorno e un pratico ripostiglio. Al primo piano si trovano una camera matrimoniale, una camera singola, un bagno finestrato e l'accesso…
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 €99,000 for 262 sqm (€378/sqm), the ask is exactly in line with the local low-stock baseline of €377/sqm, but this townhouse needs renovation, so the effective cost is roughly €1,078/sqm including about €700/sqm of works. Positives are the very large size, two independent units, garden/covered parking and recent habitability, but one unit lacks heating so this looks more like a reasonable project than a clear bargain.
More on the house and the area
This is a big, real house with garden space, solid rooflines, old wood floors and some rustic attic character, so it feels more like a usable property than a shell. The setting is ordinary village-edge rather than dreamy, but the size, terrace and two independent units add practical appeal. It looks liveable with substantial updating, not a ruin and not a turnkey beauty.
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€52,000 – €92,000
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.
- Exterior is plain and weathered rather than pretty.
- Interiors are habitable in parts but clearly need modernization and repairs.
- One of the two units lacks a heating system.
- Upper attic/roof spaces are raw and unfinished, so not all of the volume is ready to live in.
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 61/100The area sits on the eastern Friulian plain at the foot of the Julian Prealps, with the first hill country of the Natisone and Torre valleys close to the east and north. The Torre river runs nearby. Cividale del Friuli is the nearest historic town of size; it has a substantial Lombard and medieval centre and is part of the UNESCO site 'Longobards in Italy'. Udine is the nearest city with the full range of services, rail connections and larger retail. This part of Friuli is known for mixed farmland and vineyards, especially the Colli Orientali del Friuli wine area a short distance to the east.