Rustico in costruzione con terreno
PESARIIS: proponiamo due manufatti con ampio terreno di circa 2800 mq, uno si presenta come rudere da trasformare come da piano di fattibilità in un immobile su tre livelli composto da due locali al pianoterra quali cantina/taverna, un servizio wc/doccia ed un parcheggio di 24 mq; al primo piano il soggiorno, la cucina…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Structure
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €48,000 for 300 m², the headline price is low, but one building is described as a ruin and the other only has its structural shell and roof, despite an approved conversion project. Estimated completion costs of about €330,000 bring the effective cost to roughly €1,260/m², far above the local €257/m² benchmark.
More on the house and the area
The mountain setting is genuinely spectacular, with dramatic Alpine views, dense woodland, extensive land, and attractive old stone walls. However, this is a major renovation project: the buildings are unfinished or ruin-like shells with no livable interior shown, so the scenery cannot lift it into the dream-home range.
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€119,000 – €176,000
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 main structures are unfinished shells, not habitable homes.
- One building is described as a rudere requiring transformation; the other is only completed to its structural frame and roof.
- No usable interiors, kitchen, bathrooms, or utilities are shown.
- The property sits directly beside a road and appears heavily overgrown.
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 74/100The area is in the Carnic Alps, with narrow mountain valleys, forested slopes and high ridgelines around the upper Degano valley. The Degano river runs through this part of Carnia. The Dolomiti Friulane Natural Park lies to the south-west within the wider mountain area, and the landscape nearby is part of the Carnia alpine zone rather than a plain or hill district. The nearest ski area is Ravascletto-Zoncolan, roughly 25-35 minutes by road depending on the hamlet. Tolmezzo is the nearest larger town, with the main services and shops for Carnia. The area is known for its dispersed alpine villages, traditional Carnic architecture and mountain pasture country.