Rustico in Ruda
CASA SINGOLA CON GIARDINO e immobili Nel cuore di Ruda, in posizione servita e centrale, immersi in spazio verde di oltre 700 mq, completamente recintato e con accesso pedonale e auto, - la casa a tre piani abitabili di mq. 100 cadauno/residenziale A3 accesso privo di barriere architettoniche e bagno a norma per…
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
The €88,000 price is only €116/m², well below the €257/m² local benchmark, and the central location offers good access to Aquileia, Grado and transport links. However, with 760 m² needing renovation, estimated works of about €532,000 bring the effective cost to roughly €816/m²; much of the space is described as storage with only a possible future change of use.
More on the house and the area
A large, atmospheric Friulian farmhouse complex with beautiful historic façades, exposed timber roofs, a church-tower backdrop, and an unusually generous enclosed garden. The principal house is described as a three-level residence with three bathrooms, but the surrounding barns and storage buildings are clearly renovation projects, so the property is more of a substantial liveable home plus ambitious conversion opportunity than a turnkey dream house.
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€150,000 – €267,000
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.
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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.
- The main residence appears usable, but much of the 760 sqm is made up of agricultural/deposit buildings requiring substantial renovation.
- Interior photos show raw, dated spaces with cracks and no finished kitchen or living areas visible.
- Conversion of the ancillary buildings and any change of use should be verified before relying on the development potential.
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 67/100The area is on the eastern Friulian plain close to the lower Isonzo valley and the Laguna di Grado lies within about 15 km to the south. Grado is the nearest town of note in daily life at this radius, with the lagoon, the old centre and the island coast. Aquileia is also within this range and has the UNESCO archaeological area and basilica. The wider surroundings are known for flat reclaimed farmland, vineyards of the Friuli Isonzo zone, and for the historic corridor between the Isonzo and the Adriatic.