Rustico in Majano
MAJANO Fraz. Sant’Eliseo : Spaziosa casa indipendente ben tenuta disposta su 2 piani + sottotetto e locale accessorio esterno su 2 piani , composta da ingresso , cucina , soggiorno , cantina/ripostiglio , 3 camere , 2 bagni , magazzino, garage e giardino di proprietà. Cl. Energ. F , € 98.000 trattabili. OCCASIONE ! 340/9605575--- 0432/502360--- www.immobiliaremanin.com
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €98,000 (€363/m²), the 270 m² habitable farmhouse is priced above the local comparison level of €257/m²; allowing roughly €200/m² for ordinary updating brings the effective cost to about €563/m². It offers substantial space, a garage, garden and 66 photos, but its inland location and premium over comparable stock limit the deal value.
More on the house and the area
A substantial traditional Friulian farmhouse with tiled roofs, balconies, a covered outdoor sitting area, mature trees, and a generous garden. It appears roofed and structurally usable rather than a renovation shell, but the visible areas are dated and the lack of interior photos limits confidence about its true move-in condition.
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€18,000 – €30,000
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.
- The gallery shows almost no finished living interiors, so the stated habitable condition cannot be fully verified visually.
- Exterior finishes and the covered porch look dated and may need cosmetic updating.
- The house is in a built-up residential setting, with nearby unfinished or utilitarian buildings rather than a scenic rural outlook.
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 58/100The cluster sits in the morainic hills west of Udine, with low cultivated rises and small woods rather than a mountain valley. The Tagliamento river runs a few kilometres to the west and is one of the main natural features of this part of Friuli. The Carnic Prealps and the first Alpine chain are visible to the north, but they are outside the immediate landscape. Udine is the nearest town of size and has the main services, rail connections and a substantial historic centre. Fagagna is known in Friuli for its hilltop village core and for the surrounding agricultural landscape of the Friulian hills.