Rustico/casale in Vicolo Chiuso 21
A Beano di Codroipo, questa caratteristica casa friulana in pietra e ciottoli con tetto in legno vanta una struttura solida, perfettamente mantenuta e subito abitabile. Al piano terra l'ampio ingresso accoglie la cucina con cucinino; il primo piano ospita invece tre ampie camere da letto, un bagno e un piacevole…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
The €45,000 asking price is attractive at €321/m², but allowing about €28,000 for a habitable yet energy-poor farmhouse gives an effective cost near €521/m², well above the €340/m² local comparison level. The solid condition, 330 m² garden, terrace and outbuildings add value, but the listing does not say when the property was built or provide a clear energy-upgrade outlook.
More on the house and the area
A genuinely characterful Friulian farmhouse with stone-and-brick construction, traditional timber roofing, green shutters, a balcony and a generous private garden. The main living areas are furnished and functional rather than polished, while the attic and substantial outbuildings offer attractive potential but are not move-in-ready. At €45,000 for 140 sqm plus land, it has strong dream-home value for someone comfortable with gradual restoration.
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€9,000 – €16,000
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 main house appears usable but has extensive dated finishes, peeling plaster and signs of damp that warrant inspection.
- The large attic and outbuildings are largely unfinished or storage-like and would need renovation to become living space.
- Only one bathroom is shown, and the courtyard is shared with another home.
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 38/100This is in the central Friulian plain, with flat agricultural land around the villages and the Friulian pre-Alps visible to the north in clear weather. The Tagliamento river runs a few kilometres west and is the main natural feature of this part of the province. Udine is the nearest city of size, with services, shops, rail links and a substantial historic centre. The area is known for mixed farming and small villages scattered across the plain.