Bifamiliare da ristrutturare con cortile privato
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…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Asking €38,000 for 183 m² but full interiors need refitting; estimated €700/m² renovation makes the effective price ≈ €166,100 (≈€907/m²) versus the local median €259/m². Both units lack modern systems (no heating, single-glazed windows) and one unit needs floors and a bathroom added, so renovation costs dominate the value.
More on the house and the area
A sizeable two‑unit village farmhouse with a gated courtyard/parking and intact rooflines — good bones and original wooden floors in places. Not scenic or highly historic, but real, roofed and clearly habitable after a full renovation, making it a strong low‑cost project for someone who wants to live here.
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.
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.
- Full interior renovation required — dated systems and finishes
- One unit currently has no bathroom; some floors/soffits need repair
- Single‑glazed wooden windows and no heating installed
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.