Rustico/casale in Frazione Ludaria
Proponiamo in vendita un rustico situato nella frazione Ludaria di Rigolato. L'immobile ha una superficie di 50 metri quadrati. Attualmente si presenta da ristrutturare e non dispone di riscaldamento. Completa la proprietà un giardino annesso di 800 metri quadrati.Si tratta di un'intera proprietà da ristrutturare, che…
What it really costs
See what needs doing and what each job costs
At €450/m², the €22,500 asking price looks low, but the 50 m² farmhouse needs full renovation and has no heating, implying roughly €77,500 effective cost (€1,550/m²). Rigolato is a remote inland location, and the regional baseline is weak (only 27 listings), so there is no strong market-based discount signal.
More on the house and the area
This is a highly atmospheric alpine timber farmhouse surrounded by lush woodland, with a striking mountain view and around 800 square metres of garden. However, it is explicitly a rustico da ristrutturare with no rooms or bathrooms listed, so it is a photogenic project rather than a realistically livable home today.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€20,000 – €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.
- Full renovation project with no visible living accommodation, bathroom, or kitchen.
- No heating is available, and the roof/timber structure should be professionally inspected.
- Remote wooded setting may make access and utility connections difficult.
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 76/100The cluster is in the Carnic Alps. The Degano valley runs through this part of Carnia, with steep wooded slopes and high ridges around the settlements. Monte Crostis and the Panari group are nearby, and the main chain toward Monte Coglians is within the local mountain horizon. This is part of the mountain area of Carnia, known for alpine pastures, small hamlets and traditional wood-and-stone rural buildings. The nearest ski lifts are at Ravascletto-Zoncolan, roughly 25–30 minutes by road. The nearest town of some size is Tolmezzo, which has the main services, shops and hospital for Carnia.