Casa indipendente in Via Jacopo Linussio 3
PAULARO, graziosa casa di testa in frazione montana, ideale come base per le vacanze, composta da cucina, soggiorno e vano scale; camera, bagno e vano scale al piano primo; due camere, ripostiglio e terrazza al piano secondo. Completano la proprietà piccolo scoperto e legnaia al piano terra. - Da vedere!
What it really costs
See what needs doing and what each job costs
At €53,000 for 120 sqm, the ask is just €442/sqm, but the description reads as a simple mountain village house used as a holiday base, with no clear claim of being renovated or fully habitable; I estimate about €700/sqm renovation, bringing the effective cost to roughly €1,142/sqm. The local baseline is weak (n=16, median €402/sqm), so this score relies more on absolute plausibility than comps; the small garden/terrace helps a bit, but the effective cost is not especially cheap.
More on the house and the area
This is a real, usable mountain village house rather than a shell: roofed, floored, with kitchen, bathroom and bedrooms already in place. The best asset is the alpine setting, with lovely mountain views and a bit of outdoor space, but the house itself is plain and quite dated rather than dreamy. At €53k for 120 sqm, it has solid bargain appeal if you want a livable base to refresh over time.
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€24,000 – €42,000
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 need cosmetic updating.
- Only one bathroom is shown.
- On a roadside village corner, so privacy is limited.
- Outdoor space is small and the land appears steep rather than very usable.
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 is in the Carnic Alps, in the upper Val Chiarsò, with steep wooded slopes and alpine pasture above the valley. The Chiarsò stream runs through the valley and joins the Bût near Tolmezzo. The area lies close to the border ridge with Austria, with mountain roads and passes including the route toward Passo Cason di Lanza. The nearest ski lifts are the small lifts at Ravascletto-Zoncolan, roughly 25-35 km away depending on the valley route, so they are outside the immediate landscape. Tolmezzo is the nearest town of size, with hospitals, secondary schools, and the main services for Carnia. The wider area is known for Carnic mountain villages, forestry, pasture, and traditional alpine food production.