VILLETTA a Schiera, zona ZTL attualmente in locazione transitoria
Proponiamo in vendita incentro Monfalcone in zona ZTL, splendida villetta a schiera in corte comune recintata. Si accede all'immobile tramite un cancello che si apre sulla corte comune dove facciano diverse abitazioni, la casa ha un ingresso indipendente che apre al piano terra sulla cucina con bancone e bagno con…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Asking €70,000 (≈€1,522/m²) versus regional median €377/m² makes it pricey per m², but it is central (steps from the Piazza, 1 km from the sea), in good-presented condition with recent boiler/Velux/windows and already rented at €700/month (~12% gross yield), so it works best as an income property rather than a cheap per‑m² find.
More on the house and the area
A charming, move-in-ready little townhouse with attractive exposed wood beams, a cozy loft bedroom with Velux skylights and a modern bathroom — real character in a tiny package. Well-maintained systems (new condensing boiler, double glazing, recent Velux) make it a practical, affordable near-sea buy, but the tiny size, low mezzanine and existing tenancy limit immediate personal use for some buyers.
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€3,000 – €5,000
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.
- Very small footprint (46 m²) with low-height mezzanine — limited headroom on the sleeping loft
- Currently tenant-occupied (lease to 31 May 2027) so not immediately vacant
- Located in a ZTL — parking needs a municipal permit
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 53/100The cluster sits on the Gulf of Trieste at the eastern end of the Friulian plain, with the Karst plateau rising a few kilometres inland. The Isonzo forms a broad river mouth and wetlands here, and the coast around the foce dell’Isonzo includes the Riserva naturale della Foce dell'Isonzo. Grado and the Marano lagoon system are nearby to the west, but outside the immediate radius. Trieste is the nearest major city, and the area is also tied to the shipyards and port installations of Monfalcone. What the area is known for is the industrial port, shipbuilding, and the access point between the Karst and the head of the Adriatic.