Casa in linea da ristrutturare a Corno di Rosazzo
Abitazione sita nella frazione di Sant'Andrat dello Judrio, da ristrutturare, edificata negl'anni '60; al piano terra si sviluppa la zona giorno con cucina e sala da pranzo, un sottoscala ed un retro-cucina, al piano primo sono dislocate le due camere ed un bagno mentre al piano secondo la soffitta. Adiacente…
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
Price is €55,000 for 200 sqm (€275/sqm), below the local baseline of €377/sqm, but it is explicitly "da ristrutturare" so estimated effective cost is about €975/sqm including renovation, which is not cheap versus this low baseline. The house itself is a dwelling, but only 2 photos and no interior photos yet make the listing weaker and less verifiable.
More on the house and the area
This is a very cheap, large townhouse with useful extras like garage, storage and a terrace, so it has practical potential. But the photos show a plain roadside setting and a tired exterior rather than beauty or charm, and with no interior images the real condition and livability remain uncertain. It looks more like a renovation project than an immediately dreamy home.
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€40,000 – €70,000
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.
- Needs full renovation
- No interior photos to confirm character or livability
- Busy roadside corner location
- Exterior shows worn facade and possible damp/weathering
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 68/100The cluster sits in the Collio hills on the Italian side of the Gorizia Brda wine landscape, with low ridges of vineyards and mixed woodland rather than high mountain terrain. The Isonzo river runs east of here near Gorizia and gives the wider area one of the main valley corridors of the province. This is wine country known for Collio whites, with a dense pattern of small vineyard villages and rural roads. Gorizia is the nearest town of size, with rail services, shops and the main urban services of the area. The Slovenian border is close and the Brda hills continue seamlessly across it.