Casa indipendente in vendita a Lusevera, Villanova
Villanova delle GrotteLa casa indipendente con vista che aspettavi Ci sono luoghi dove il tempo rallenta, il silenzio diventa un privilegio e ogni finestra regala un panorama da vivere ogni giorno. Nel suggestivo borgo di Villanova delle Grotte, immersa nella tranquillità della natura, proponiamo in vendita una casa…
What it really costs
See what needs doing and what each job costs
At €60,000 for 140 sqm, the ask is €429/sqm; the home is described as habitable but with original 1980s finishes, so I estimate light-to-moderate updates at about €250/sqm, bringing the effective cost to roughly €679/sqm. That sits well above this catalog's Friuli Venezia Giulia townhouse baseline of €377/sqm, so despite the good size, private plot, panoramic terraces and mountain setting, it looks more ordinary than bargain-priced.
More on the house and the area
The mountain backdrop and open green setting give this house real everyday-living appeal, and €60k for 140 sqm is strong value. It is a genuine habitable home, not a shell: there is a usable kitchen, bedrooms and bathroom, though finishes are very dated and the exterior is quite ordinary. Charming mainly for the view and practicality rather than architectural beauty.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €250/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€12,000 – €20,000
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.
- Exterior is plain 1980s rather than characterful.
- Interiors are habitable but dated and need modernization.
- Ground-floor cellar/deposit spaces are unfinished.
- Outdoor area is sloped and somewhat overgrown.
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 78/100The cluster is in the Julian Prealps, close to the main Julian Alps on the Slovenian border. The Torre valley and the mountain ridges around Lusevera are part of the Parco Naturale Regionale delle Prealpi Giulie. The nearest ski lifts are the small Sella Nevea area, roughly 35–45 minutes by road depending on the hamlet, with larger lifts farther away around Tarvisio. The nearest town of size is Udine, which provides the main rail links, services and larger retail. This border area is known for steep forested valleys, limestone ridges, mountain hamlets and Slovene cultural presence.