Casa indipendente con terreno in Comune di Montenars
Comune di Montenars, in Borgo Bulons - vendiamo casa indipendente disposta su tre livelli con stalla/deposito e fienile adiacente, con circa 400 mq circa di terreno/orto pertinenziale. Il piano terra è composto da ingresso, cucina, soggiorno, wc/lavanderia, cantina e stalla; il piano primo costituito da due camere, il…
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 (€185/m²), the 270 m² house looks inexpensive upfront, but needed works and the absence of a heating system could bring the effective cost to roughly €985/m², well above the local comparison level of €377/m². The large size includes stables, storage, hayloft and attic areas, so not all space should be valued as finished living area.
More on the house and the area
A very large three-level village house with balconies, a garden/vegetable plot, and a pleasant green hillside setting. The main living areas are real, floored, furnished rooms with a kitchen and bathrooms, but they are dated and the property needs meaningful renovation rather than being move-in ready.
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€53,000 – €95,000
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.
- Needs renovation and general updating throughout.
- No heating system is present, which is a major practical issue in Friuli.
- The adjacent stables/storage areas appear rough and partly deteriorated; verify roof and structural condition.
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 the Friulian pre-Alps, with the first ridges of the Julian Prealps around Montenars and the higher Julian Alps visible farther north. The Torre river valley lies just to the east, and the Tagliamento is within this wider foothill belt. The area is close to the Parco Naturale Regionale delle Prealpi Giulie, whose protected mountains begin a short drive north-east around the Venzone and Resia side. The nearest ski lifts are the small Sella Chianzutan area above Verzegnis and the larger Tarvisio and Sella Nevea areas, all requiring a substantial drive rather than sitting at the village. Gemona del Friuli is the nearest town of size, with a full set of everyday services and a rebuilt historic centre; Venzone nearby is a walled medieval town and is listed among I Borghi più belli d’Italia. This part of Friuli is known for its earthquake-rebuilt stone towns, chestnut and mixed woodland on the slopes, and the transition from plain to mountain valleys.