Casa singola tre camere con giardino
Casa singola su tre piani: soggiorno, studio, cucina, sala da pranzo e portico al piano terra; tre camere e bagno al primo piano; soffitta al secondo piano. Presenti costruzioni accessorie adibite a deposito e giardino recintato di circa 335 mq. La casa si sviluppa su tre piani. Al piano terra si trovano ingresso,…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovation- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction (minimum bid €55,870). With estimated renovation €700/m² the 355 m² building implies an effective price ≈€858/m² (≈€304,370 total) versus the local median €377/m², so it is overpriced for a renovation project and carries auction-related legal risk.
More on the house and the area
Large three‑storey town house with a fenced 335 m² garden and several outbuildings; solid lived‑in fabric but clearly tired. Usable after roof repairs and modernization of heating/electrics — a good-value project given the size and water‑front proximity. Not a turnkey dream home, but a practical, affordable opportunity for someone ready to renovate.
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€70,000 – €125,000
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.
- Requires renovation and systems update (dated impianti).
- Attic shows roof infiltrations — roof needs repair.
- Property sold at auction — technical/legal due diligence recommended.
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 52/100The cluster lies in the Bassa Friulana, a flat agricultural plain between the lower Isonzo and Tagliamento systems. The nearest stretch of coast is the northern Adriatic around Grado and the Marano lagoon area, but that is outside the immediate 15 km landscape. Palmanova, the Venetian star-fort town, is nearby and is a UNESCO World Heritage Site for its planned fortress layout. Cervignano del Friuli is the nearest larger service town, with rail links and everyday shops and services. This area is known for arable farming and for lying on the plain between Udine, Palmanova and the coastal lagoon zone.