Abitazione e negozio con area di accesso
Abitazione su tre livelli con cortile-giardino, negozio al piano terra con vetrina e area urbana adibita a strada di accesso. Soffitta con due locali, tre camere, due bagni e terrazza panoramica con vista sulla pieve. Il complesso comprende un'abitazione sviluppata su tre livelli collegati da scala interna: al piano…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovation- Sold at judicial auction
Must be done first
- Damp
- Wiring
See what needs doing and what each job costs
This is a judicial-auction listing (minimum bid €25,811) — auctions are treated as a veto. Estimated renovation €700/m² → ~€156,100 renovation for 223 m², giving an effective cost of ~€182k (~€816/m²) versus regional median €193/m², so the auction and high implied total cost make this a trap for typical buyers.
More on the house and the area
A large three‑storey town house with a private courtyard/garden and a panoramic terrace overlooking the village pieve — layout already includes kitchen, bedrooms and bathrooms. The price is a serious bargain, but the building is in poor condition and will need structural checks and a full renovation before it’s a comfortable home.
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€44,000 – €78,000
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.
Show more
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.
- General poor condition — renovation and structural survey required
- Likely outdated or missing heating/electrical/plumbing systems
- Ground-floor shop/garage may need change-of-use or legal checks
- Interior photos not shown here; expect cosmetic and systems work
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 54/100The area is flat Friulian plain between the lower Tagliamento and Livenza river systems, with fields, drainage channels and scattered villages. The abbey complex of Santa Maria in Sylvis is in Sesto al Reghena and the village is one of I Borghi più belli d'Italia. Portogruaro is the nearest larger town, with a substantial historic centre and rail services. The Adriatic coast around Caorle and Bibione is beyond the 15 km landscape radius and does not change the setting here. The area is known for agriculture and for the medieval abbey village.