Rustico/casale in Via Giulia 6
San Leonardo Valcellina è una frazione del comune di Montereale Valcellina, in provincia di Pordenone, situata nella Val Cellina. Il paese è servito dai principali assi viari della vallata ed è ben collegato verso la pianura pordenonese. L'immobile si trova in posizione centrale rispetto al nucleo abitato della frazione, con accesso diretto ai servizi disponibili nel paese. La bifamiliare...
What it really costs
See what needs doing and what each job costs
At €209/m², the €38,000 asking price is well below the weak local baseline of €392/m², but condition, construction year, energy class, and the full description are missing. Assuming substantial renovation, effective cost is about €165,400 (€909/m²), so this is only a fair prospect pending inspection.
More on the house and the area
This is a substantial old Friulian village farmhouse with tiled roofs, shutters, a terrace, small garden and some traditional character. However, the interiors are dusty and deteriorated, with a primitive bathroom/kitchen area and extensive refurbishment needed before it becomes a comfortable home.
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€36,000 – €64,000
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.
- Major renovation needed: peeling plaster, damp staining, worn windows and dated services are visible.
- Only one bathroom is listed for 182 sqm, and there is no clearly usable modern kitchen.
- The central village setting offers convenience but no panoramic view or secluded countryside setting.
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 lies at the foot of the Friulian Prealps, with the Cansiglio plateau and the first ridges of the Aviano area close behind. The area is linked to the Cellina basin and the streams that come down from the mountain front. The nearest ski area is Piancavallo, reached in about 25 minutes by road, with lifts on the Monte Cavallo side of the prealpine plateau. Pordenone is the nearest larger town, with a full range of services, rail connections and a substantial historic centre. Piancavallo is known as a mountain resort, and the Cansiglio area for forest and plateau landscapes.