Casa di testa con giardino nella località Chiassis di Lauco
Nella tranquilla località di Chiassis, in comune di Lauco, proponiamo in vendita una casa di testa risalente agli anni Quaranta, caratterizzata da buone metrature e da una distribuzione interna adatta a chi cerca una soluzione indipendente da personalizzare. L’immobile si sviluppa su più livelli. Al piano seminterrato…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Heating
See what needs doing and what each job costs
At €50,000 (€296/m²), the house looks inexpensive upfront, but renovating 169 m²—especially adding a heating system to this 1940s property—could bring the effective cost to roughly €1,096/m², well above the €377/m² local comparison level. The remote mountain location and substantial work required limit the upside despite the good size, three bedrooms, garden, and 23 photos.
More on the house and the area
A substantial mountain townhouse with appealing red shutters, traditional proportions, wooded Alpine surroundings, and a private garden/old vegetable plot. The interior is a real, furnished house with kitchen, bathroom, three bedrooms, and usable floors—not a shell—but it is dated and needs meaningful renovation, especially heating and general modernization.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€33,000 – €59,000
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.
- No heating system is currently installed.
- The house needs renovation and updating, with some visible dampness and aging finishes.
- It fronts directly onto a local road and the garden is relatively small.
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.