Polcenigo - Loc. Range
In zona tranquilla, vista montagna, proponiamo casa singola di vecchia costruzione, ma conservata discretamente bene, su tre piani fuori terra, cantina seminterrata ed ampio scoperto pertinenziale di oltre 1.000 mq. La casa si compone come segue: p. terra cucina, soggiorno e stanza multiuso; p. primo 2 camere, un bagno…
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
€85,000 for 125 sqm is €680/sqm; with light-to-moderate works implied by 'necessita di alcuni lavori' and a rough habitable attic, I estimate about €350/sqm renovation, bringing effective cost to roughly €1,030/sqm. That is far above this catalog baseline of €256/sqm for Friuli Venezia Giulia farmhouses, but the baseline is very low-biased; the house is immediately usable, detached, with 1,000+ sqm land and mountain-view setting, so it still looks like a solid rather than exceptional buy.
More on the house and the area
This is a real, usable mountain-view farmhouse with a generous garden and some rustic character, especially the timber ceilings and beams. It is habitable now, with a proper bathroom, bedrooms and solid structure, but the interiors are plain and dated and several parts need refreshing. The large plot and low price add appeal, though it feels more practical than truly magical.
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.
Our read of the photos, €350/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€15,000 – €25,000
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 some renovation and general updating
- Upper attic is still unfinished
- Exterior/balcony elements look weathered
- Set directly on a road with simple fencing
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 74/100The cluster lies at the foot of the Cansiglio plateau and the first Friulian Prealps. The Livenza river rises at Polcenigo from the springs and channels around the old centre. The Cansiglio forest and plateau are within about 15 km, with beech and fir woodland and karst terrain on the upland. Piancavallo, the nearest ski area, is about 30 km away and roughly a 40–50 minute drive. Sacile is the nearest larger town, with a substantial historic centre and rail links; Pordenone is the main city of the province farther out. Polcenigo is listed among I Borghi più belli d'Italia. The area is known for the Gorgazzo spring and for the spring-fed landscape at the edge of the plain below the mountains.