Rustico in pietra
Alle pendici del monte Matajur in tipico borgo montano, rustico indipendente su 3 piani costituito al P.T. da locale cantina, P.I° ingresso dal poggiolo nel soggiorno con angolo cottura a vista e bagno con doccia, al P.II° ampia camera matrimoniale con terrazzo. Arredo incluso. Riscaldamento con stufa a pellet/legna,…
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
Habitable condition suggests about €200/m² renovation, so the effective price is roughly €58,800 total, or about €852/m² for 69 m². The local baseline is weak and low-biased; against that limited benchmark (€423/m²) this is not a discount, though the house appears genuinely usable with 28 photos, heating, and included furniture.
More on the house and the area
This is a genuinely charming little stone mountain-borgo house, with a lovely restored exterior, exposed beams, thick stone walls and real rustic character. It looks habitable now, with kitchen, bathroom, stairs and furnished rooms already in place, though the fit-out is simple rather than stylish. At €45k, it feels like a believable liveable dream for someone wanting an easy small Italian base rather than a major project.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€5,000 – €8,000
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.
- No real open view shown in the photos
- Small, simple interior with basic kitchen and bathroom
- Heating appears to rely on a stove rather than a full modern system
- Land is nearby, not directly around the house
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, with steep wooded slopes and narrow side valleys around Savogna. The Natisone river system shapes the area, and the Slovenian border is close. This is part of the wider belt of the Julian Prealps Regional Nature Park on the Italian side of these valleys. The nearest larger town is Cividale del Friuli, which has a substantial historic center and services, and is a UNESCO site for its Lombard heritage. The area is known for its hill villages, mixed Italian-Slovene cultural landscape, chestnut woods and mountain-edge walking country.