Casa indipendente in Via Cergnai 15
SANTA GIUSTINA (Loc. Cergnai) RE/MAX propone in ESCLUSIVA un APPARTAMENTO AL PIANO SECONDO in bifamiliare con vista panoramica sulla vallata bellunese. Posizionata in zona dominante e soleggiata, immersa nella tranquillità ma a pochi passi dai principali servizi, è una proprietà indipendente degli anni '70, caratterizzata da una struttura solida e da finiture di pregio per l'epoca. La...
What it really costs
See what needs doing and what each job costs
At €633/m², the €95,000 asking price is already 88% above the Veneto baseline of €336/m²; allowing roughly €200/m² for dated 1970s finishes brings the effective cost to about €833/m². The solid structure, panoramic setting, garage, parking and pool support the price somewhat, but missing condition and energy data prevent a stronger score.
More on the house and the area
This is a solid, substantial home in an exceptionally beautiful Alpine setting, with sweeping valley and mountain views, balconies, garden space, and generous garage/storage areas. The interior has good bones, sunlight, wood floors, and radiators, but it is plainly dated and the kitchen requires completion; it is a renovation project rather than a turnkey dream home.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€10,000 – €17,000
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 interiors are dated and the kitchen appears unfinished or stripped, so renovation is needed before full-time living.
- The property is a 1970s house/apartment rather than a historic Italian home, with limited architectural character.
- The listing photos do not clearly establish the condition of the bathroom, heating system, or utilities.
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 78/100The Belluno Dolomites stand immediately north and west of San Gregorio nelle Alpi, with the Parco Nazionale delle Dolomiti Bellunesi within the local area. The Piave valley lies nearby and Belluno is the nearest town of size, with a historic centre, services and rail links. The nearest ski lifts are in the Belluno Dolomites area around Nevegal and the Feltre basin, reached by a moderate mountain drive. This part of the province is known for prealpine and alpine valleys, forested slopes and access routes into the Dolomite massifs.