Villa 7 locali, 212 m² in via San Leonardo 115, San Leonardo
Villa in asta a San Leonardo (UD) – via San Leonardo 115 (CAP 33040) L'immobile in asta è una villa singola situata nella frazione San Leonardo del comune di San Leonardo, in provincia di Udine. Costruita nel 1998, si inserisce in una zona residenziale realizzata su lottizzazione, caratterizzata da edifici con…
What it really costs
- Sold at judicial auction
See what needs doing and what each job costs
Despite a recent 212 m² villa in good condition at €368/m², the property is explicitly being sold through a judicial auction (offerta minima €78,000), which is a veto red flag. The effective cost is approximately €568/m² including estimated habitable-property costs, versus a €377/m² local baseline.
More on the house and the area
A substantial 212 m² detached villa with attractive arched porticos, a fenced planted garden, and a beautiful wooded mountain setting. The interior is furnished and clearly usable, with a kitchen, bathroom, living areas, and bedrooms, though the décor is dated rather than exceptional. At about €78,000, the size, garden, and setting create a compelling bargain effect.
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€14,000 – €24,000
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.
- Auction purchase with possible 4–6 month liberation period after transfer.
- Interiors appear livable and solid but dated, and the listing provides no clear energy rating or full utility details.
- The property is suburban rather than historic, and the photos are low-resolution.
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 71/100The cluster is in the Natisone valleys under the eastern Friulian Prealps, with low limestone and wooded ridges rising close around the settlements. The Natisone river runs through this area. The Slovenian border is very close, and the landscape is that of the Valli del Natisone rather than the Friulian plain. Cividale del Friuli is the nearest town of size, with a substantial historic centre and the Lombard UNESCO site. This area is known for the Slovene-speaking valleys and for mixed hill farming, woods and small villages on the valley sides.