Villa in Via Maggiore 8
Rif. 838 - CASETTA di PAESE - DEDICATO a GIOVANI o INVESTITORI. Nel pieno centro di San Martino di Campagna, frazione di Aviano, proponiamo un'ottima occasione di investimento immobiliare. L'immobile nasce dal frazionamento di una tipica casa in linea di paese, caratterizzata da pietre a vista sugli elementi portanti e travi in legno sui solai. Viene proposta in vendita...
What it really costs
See what needs doing and what each job costs
At €48,000 for 80 sqm, the ask is €600/sqm, but with missing condition data and a likely renovation budget around €700/sqm, the effective cost is about €1,300/sqm. The local baseline (€311/sqm) is very weak here, so I relied on absolute plausibility; central village location helps, but this does not read as a standout bargain.
More on the house and the area
There is some genuine rustic character here, with exposed stone walls, timber beams and an old arched passage giving it a bit of Friulian village charm. But this is still a semi-renovated project rather than a ready home: the interiors are raw, services are exposed and key living spaces are unfinished. At €48k it feels cheap for 80 sqm, yet the wow is held back by condition and the very ordinary setting.
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€16,000 – €28,000
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.
- Interior is unfinished and not move-in ready
- Facade/courtyard side shows rough, patchy renovation state
- No proven finished kitchen or bathrooms in the photos
- Village street setting with no view or private outdoor wow
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 lies at the foot of the Friulian Prealps, with the Cansiglio plateau and the first ridges of the Aviano area close behind. The area is linked to the Cellina basin and the streams that come down from the mountain front. The nearest ski area is Piancavallo, reached in about 25 minutes by road, with lifts on the Monte Cavallo side of the prealpine plateau. Pordenone is the nearest larger town, with a full range of services, rail connections and a substantial historic centre. Piancavallo is known as a mountain resort, and the Cansiglio area for forest and plateau landscapes.