Rustico Rudere in Vendita a Portogruaro - Lugugnana
PORTOGRUARO - (Venezia) Scopri un'opportunità unica di investimento con questo rustico rudere situato nel cuore della pittoresca zona di Lugugnana, nel comune di Portogruaro. Con una superficie totale di ben 400 mq, questa proprietà offre infinite possibilità per la tua creatività e visione. Il rustico si presenta…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationSee what needs doing and what each job costs
At €200/m², the €80,000 asking price looks low, but a 400 m² rudere needing restoration implies about €440,000 in renovation, or roughly €1,300/m² all-in—well above comparable Veneto stock at €310/m². The listing also restricts demolition, rebuilding and expansion, making the apparent discount misleading.
More on the house and the area
The large stone farmhouse has striking architectural potential, with a dramatic modern-rustic exterior and generous grounds; the displayed pool and landscaping would be highly attractive if genuinely existing. However, the property is described as a ruin requiring substantial restoration, and the photos do not prove a usable interior. This is a major project with strong visual upside, not yet a beautiful home to live in.
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€158,000 – €234,000
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.
- The listing explicitly describes this as a rustico rudere requiring renovation, not a move-in-ready home.
- No livable interior spaces, kitchen, or finished bathrooms are shown.
- The pool and polished finished areas in the images should be verified carefully, as they may be conceptual or proposed finishes rather than existing features.
- Renovation restrictions include no demolition/rebuild, enlargement, raising of the building, or further subdivision.
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 55/100The cluster lies on the Venetian-Friulian lowland of northeastern Italy, a flat agricultural plain crossed by drainage canals and small wooded belts. The town sits on the Lemene river and the Livenza river runs a short distance to the east; the northern Adriatic coast with its sandy beaches and coastal pinewoods is part of the same plain within local reach. There are no national parks or major regional parks inside a 15 km radius. No ski lifts or alpine terrain are within the immediate area; the Dolomites and their ski infrastructure lie well beyond 80–100 km. Portogruaro is the local town of size and contains an historic centre along canals, shops and services, and a regional railway station on the Venice–Trieste line. The area is crossed by regional roads and rail, and the land use is dominated by arable farming, market gardening and small industrial/commercial centres. The town lies close to the Veneto–Friuli Venezia Giulia regional boundary.