Casa indipendente da ristrutturare
A Cisterna di Coseano, in posizione strategica perfetta per ogni spostamento, proponiamo in vendita una villetta indipendente degli anni ’60, completamente da ristrutturare, ideale per chi desidera personalizzare ogni dettaglio della propria casa. Caratteristiche dell’immobile: Piano rialzato (zona abitabile) con…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
At €97k plus an estimated €700/m² renovation (~€84k) the effective price is ≈€181k or ≈€1,508/m², far above the local median of €377/m². The house is described as completely to be renovated and the listing omits an energy class, so this is an expensive full‑renovation project rather than a bargain.
More on the house and the area
A solid 1960s independent villa with a private garden, garage and a sunny terrace — good bones and a pleasant outlook toward distant mountains. It’s clearly a renovation project but habitable in its current form and offers strong value and easy potential to create extra living space in the attic.
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€24,000 – €42,000
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.
- Property needs renovation/modernisation (windows, interiors and systems).
- Large attic is currently 'al grezzo' and requires finishing to become liveable.
- Check energy performance and permits if you plan to use renovation bonuses.
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 58/100This is in the Friulian morainic-hill and upper plain belt between the Tagliamento valley and the hills west of Udine. The Tagliamento runs nearby and is the main natural feature of the area. San Daniele del Friuli is the nearest town of note, with a preserved hill centre and the ham industry the area is known for. Udine is the nearest city of size, with full services, rail connections and a substantial historic centre. The Carnic Prealps and the Friulian Alps are visible to the north, but the main mountain valleys and ski lifts are farther away and do not define the immediate 15 km landscape. The area is known for prosciutto di San Daniele and mixed farming.