Casa Indipendente in vendita a Santa Giustina, Cergnai
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,…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €633/m², the €95,000 asking price is already 56% above the Veneto townhouse baseline of €405/m²; allowing roughly €500/m² for the described general renovation raises the effective cost to about €1,133/m². The listing is well documented with 71 photos, but “habitable” conflicts with the stated need for a general renovation and the property description is partly inconsistent with the townhouse classification.
More on the house and the area
This is a solid, substantial house in a genuinely beautiful Alpine setting, with expansive valley and mountain views, private garden space, balconies, and generous garage/storage areas. The home is usable but visually dated and needs a broad modernization, especially the kitchen and systems, so its appeal comes more from the setting, space, and price than from turnkey interiors.
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.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€17,000 – €29,000
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 stripped back, so a general renovation is likely despite the property being described as habitable.
- Very poor energy performance: the listed apartment is rated G and uses an older central oil-heating system.
- The property is in a semi-rural hillside setting, so car access and ongoing garden maintenance should be considered.
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.