Avaglio di Lauco caratteristico stavolo con giardino
Nella quiete più assoluta di Avaglio, nel comune di Lauco, proponiamo in vendita un caratteristico stavolo indipendente di circa 50 mq, circondato da una piacevole area verde privata. Questa soluzione rustica, ideale per chi cerca un rifugio incontaminato immerso nella natura della Carnia, si sviluppa su due livelli…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Connections
- Wiring
- Plumbing
- Heating
See what needs doing and what each job costs
This rustic property has no technological systems and needs a full renovation; at €28,000, estimated total costs reach about €54,400 using the listed 24 m², far above the local €257/m² reference. The description instead claims approximately 50 m² and does not clarify legal residential status, utilities, or construction details.
More on the house and the area
A highly characterful Carnian mountain home with exposed beams, stone floors, a wood-burning fireplace, balconies, private greenery, and exceptional mountain views. It is a real furnished house rather than a ruin, but the rustic condition, basic bathroom, and lack of installed systems mean it needs meaningful renovation before comfortable full-time living.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€10,000 – €14,000
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.
Show more
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.
- Needs renovation and has no technological systems/utilities according to the description.
- The bathroom is very basic and interior walls show damp/wear requiring attention.
- Small rustic property with access via an external shared staircase.
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, with the Carnic Alps to the north and the Sappada-Dolomiti di Sesto chain visible in the wider mountain frame. The Tagliamento valley is nearby, and the area around Villa Santina and Tolmezzo is the main local corridor. The Carnic Prealps Regional Natural Park lies nearby to the south-west. The nearest ski areas are on Monte Zoncolan above Ravascletto and Sutrio, roughly a 25–35 minute drive depending on the hamlet. Tolmezzo is the nearest town of size, with hospital, schools, shops and the main services for Carnia. The area is known for Alpine hamlets, forested slopes, high pastures and the traditional architecture and food culture of Carnia.