Palazzo - Edificio in Limana
Villa Barcelloni – Dimora Storica del Settecento immersa nella quiete della Valbelluna (Limana, Belluno). Occasione irripetibile: proprietà storica unica, con potenziale straordinario. Nel cuore di Limana, proponiamo in vendita l’esclusivo corpo centrale di Villa Barcelloni, una prestigiosa dimora storica del XVIII…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Windows
See what needs doing and what each job costs
At €280/m², the asking price is close to local comparables, but renovating 250 m² at an estimated €700/m² brings the effective cost to about €980/m²—roughly four times the €246/m² benchmark. The historic setting and Dolomite views add appeal, but zero beds/baths and unverified development potential make this a weak deal.
More on the house and the area
This is an exceptionally characterful 18th-century palazzo with historic arches, shutters, timber ceilings, a balcony, garden space and a genuinely spectacular Dolomite panorama. However, the interior is very tired and appears to lack usable modern living facilities, making this a substantial restoration project rather than a home you could occupy soon.
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€50,000 – €88,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Major renovation is required; the interiors appear damp, worn and largely unfinished.
- No bathrooms, kitchen or bedrooms are shown, so it is not currently move-in ready.
- The old roof, floors, windows and utilities should be professionally assessed before purchase.
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 rise immediately north of Limana, and the Belluno Dolomiti National Park begins within this part of the province around the Val Belluna. The Piave runs through the valley near Belluno, with lower wooded and farmed slopes on the south side toward Limana. Belluno is the nearest town of size and has the full set of services, a historic centre, and rail connections. The Nevegal ski area above Belluno is the nearest lift area, reached in roughly half an hour by road. This area is known for the Val Belluna landscape between the Dolomite foothills and the Piave corridor.