Casa bifamiliare in Via San Zeno 15
UBICAZIONE E CONTESTONel cuore di San Zeno, in una zona residenziale ben abitata, comoda a tutti i principali servizi e immersa nel verde, proponiamo in vendita una soluzione unica nel suo genere: ristorante-pizzeria con appartamento bicamere direttamente comunicante, ideale per chi desidera coniugare attività e…
What it really costs
See what needs doing and what each job costs
The listing is primarily a restaurant-pizzeria with an attached apartment, so the 291 sqm price (€83,000, €285/m²) is not comparable to a normal townhouse dwelling and much of the space is non-residential. Even though the ask is below the Veneto townhouse baseline (€408/m²), the mixed commercial nature is a major usability/legal risk for a buyer seeking a house.
More on the house and the area
This is a very usable, unusually large live-work property with a big terrace and an open village-hillside outlook. The apartment is solid and habitable in basic terms, but the interiors are tired, dated and in places visibly worn, so it feels more practical than dreamy. The former restaurant space adds flexibility and bargain appeal, yet the overall wow factor is modest.
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€19,000 – €32,000
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 significant cosmetic updating.
- Some rooms show wear, staining and possible moisture issues.
- Part of the property is configured as a former restaurant/bar, so residential adaptation may be needed.
- Terrace is large but plain rather than scenic or charming.
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 49/100The cluster is in the foothill belt west of Vicenza, with the Lessini mountains rising to the south-west and west within the local horizon. The Chiampo valley runs through this area, with mixed industry, housing and farmed slopes around the valley floor. The nearest larger city is Vicenza, which has a substantial historic centre, rail connections and city services. Verona is also part of daily life from here for work and transport. This part of western Veneto is known for tanning and manufacturing rather than for a protected landscape or a major named natural site within the immediate area.