Fabbricato con ex bottega in corte comune a beano
Nel pieno centro di Beano, direttamente affacciata sulla piazza principale di fronte alla storica chiesa del paese, proponiamo in vendita un'esclusiva proprietà indipendente, dal carattere autentico e dalle straordinarie potenzialità di sviluppo. Al piano terra l'immobile conserva il fascino della storica bottega di…
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
See what needs doing and what each job costs
Asking €75k for 320 m² but listed as 'needs renovation': estimated renovation €700/m² → ~€224k, so effective price ≈€299k (~€934/m²) versus regional median €259/m². Strong positives are the central square location, commercial ground floor and multiple outbuildings, but the very high renovation bill makes this a fair, not a bargain, renovation project.
More on the house and the area
Big, characterful corner house right on the village piazza opposite the church with intact period details and a spectacular beamed attic. Interiors are solid and currently liveable but need updating, and the courtyard plus outbuildings offer great conversion potential. Good value for someone wanting a roomy family home or small B&B in the centre of a Friulian village.
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€63,000 – €112,000
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.
- Needs renovation and updating (cosmetic and systems).
- Only one full bathroom shown.
- Outbuildings/annexes require repair or finishing.
- Corner/main-square location may be noisy
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.