Casa indipendente in Borgo Vals 13
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What it really costs
See what needs doing and what each job costs
At €62,000 for 147 sqm, the ask is €422/sqm; described as immediately habitable, I estimate about €200/sqm renovation, for an effective cost near €622/sqm. The local baseline is weak (only 13 comps, median €378/sqm), so I rely more on absolute plausibility: this looks livable and reasonably priced, but not a standout bargain after adding light works.
More on the house and the area
The big asset here is the open mountain-valley panorama from the terrace and windows, which gives the house genuine dream value for the price. It appears fully roofed, furnished, and immediately usable with kitchen, bathroom, heating radiators, and solid finishes, but the interiors are basic and dated rather than beautiful. This is a real livable home with scenic upside, not a showpiece.
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€10,000 – €16,000
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.
- Interiors are dated and fairly plain.
- Only one bathroom shown.
- Adjacent rustic structure/setting feels a bit scruffy.
- Terrace and windows have view, but exterior is not especially characterful.
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 76/100The cluster is in the western Friulian pre-Alps, under the ridges of the Val Colvera and close to the Carnic Prealps. The Colvera stream cuts a narrow valley here, with wooded slopes and small hamlets on terraces. The area touches the Parco Naturale delle Dolomiti Friulane, and the protected mountain group is immediately nearby. Piancavallo is the nearest ski area, roughly an hour by road depending on the exact hamlet. Maniago is the nearest town of size, with services, shops and an industrial base, and the wider area is known for mountain villages and traditional knife-making around Maniago. Poffabro, in the same comune, is listed among I Borghi più belli d'Italia.