Rustico in pietra con giardino - da ristrutturare
[28/08/26, 15:20:39] Gian: l'efficientamento energetico. [28/08/26, 15:30:37] Veronicap8: A due passi dalla chiesa di Tavagnacco, in una curata e tranquilla corte storica in sassi, proponiamo in vendita un interessante fabbricato in pietra disposto su due piani da circa 80 mq ciascuno, con giardino esclusivo di 150…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €619/m² before works, this renovation project is already 2.4× the Friuli baseline of €257/m²; adding an estimated €700/m² renovation brings the effective cost to roughly €1,319/m². The stone farmhouse and historic-courtyard setting add appeal, but the price leaves little value for a 160 m² “white canvas” requiring substantial conversion and fit-out.
More on the house and the area
This is a handsome Friulian stone farmhouse with strong historic character, traditional roofing and a private garden in a charming churchside courtyard. However, the photos show a largely unfinished shell, while the beautiful modern interiors are only proposed renderings; it is a substantial project rather than a home ready to live in.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€32,000 – €56,000
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.
- The attractive interiors shown are renovation renderings, not the current condition.
- The property is a 160 sqm empty renovation project with no bathrooms or finished living spaces documented.
- Major work is likely required for utilities, floors, insulation, heating, windows and interior completion.
- It sits in a historic village courtyard beside the church, so privacy and vehicle access may be limited.
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 58/100The cluster sits on the Friulian plain at the foot of the Julian Prealps. The Torre river runs nearby. The first relief of the prealpine belt rises within a few kilometres to the north around Tarcento and Nimis, with wooded hills and short valleys rather than high alpine scenery. Udine is the nearest city of size and has the main services, rail connections and a substantial historic centre. This part of Friuli is known for mixed farming and for the wine areas that begin in the eastern hills toward the Colli Orientali del Friuli.