Casa di paese
Nella tranquilla frazione di Cludinico, in comune di Ovaro, proponiamo in vendita una casa in linea ristrutturata negli anni 80, ideale per una chi cerca una soluzione funzionale nel cuore della Carnia dove passare i giorni estivi ed avere anche uno spazio per ospiti. Al piano terra troviamo due cucine, un soggiorno,…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €75,000, the habitable 190 m² townhouse has an estimated effective cost of about €595/m² after modest modernization, well above the local €377/m² reference. It offers two bathrooms, heating, terrace and potential for two independent units, but its remote mountain setting and energy class G limit the value upside.
More on the house and the area
A large, genuinely habitable mountain townhouse with a lived-in kitchen, two bedrooms, two bathrooms, balcony, small garden and nearby land for parking or an orchard. The Carnia setting is attractive, with glimpses of wooded mountains and traditional stone buildings, but the house itself is practical rather than spectacular and retains dated 1980s interiors.
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€13,000 – €21,000
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 fully usable but dated, especially the kitchen and bathroom finishes.
- Heating relies on a wood-fired boiler, while hot water uses an electric boiler.
- The home is in a quiet, hilly hamlet with narrow access roads and limited immediate services.
- Energy class G suggests potentially high running costs.
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 Carnia, in the Carnic Alps, with mountain slopes and forest around the settlements. The Tagliamento valley is nearby and the upper Friulian mountain landscape dominates daily life here. The nearest ski area is Zoncolan, reached by mountain roads in roughly 30–40 minutes depending on the exact hamlet. Tolmezzo is the nearest town of size, with the main services for the area. The area is known for Carnia’s alpine villages, forestry, pasture and mountain food traditions.