Villa unifamiliare in San Leonardo
OTTIMA OCCASIONE - ASTA IMMOBILIARE Villa singola della superficie commerciale di 212,40 mq, in San Leonardo, via S. Leonardo n. 115 - via San Leonardo ... Simplex Domus aiuta famiglie e aziende a comprare immobili all’asta tramite avvocati specializzati ed esperti di mutuo. Comprare un immobile all’asta è un’ottima…
What it really costs
Can you move in?
Move in as it is
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction (ASTA) per the description, which requires tribunal paperwork and specialist legal work — treat as high-risk. Listed at €78,000 for 213 m² (≈€366/m²) vs local median €375/m², so price is only slightly below baseline but the auction status is the deciding factor.
More on the house and the area
Large, liveable detached villa with a pretty arched loggia, terracotta/brick floors and a private lawn — attractive, traditional finishes that feel ready to occupy with light updating. Being an auction sale is a great bargain but requires careful legal/title checks and confirmation of exact room/bath counts and energy/heating details.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€14,000 – €24,000
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.
- Property sold at auction — check tribunal paperwork and any outstanding charges.
- Listed condition = 'Habitable' but photos show dated fittings and some clutter; light updating likely.
- No official energy class shown; verify heating efficiency and running costs.
- Bathrooms field in facts is 0.0 (photos show at least one) — confirm room/bath counts in legal docs.
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 71/100The cluster is in the Natisone valleys under the eastern Friulian Prealps, with low limestone and wooded ridges rising close around the settlements. The Natisone river runs through this area. The Slovenian border is very close, and the landscape is that of the Valli del Natisone rather than the Friulian plain. Cividale del Friuli is the nearest town of size, with a substantial historic centre and the Lombard UNESCO site. This area is known for the Slovene-speaking valleys and for mixed hill farming, woods and small villages on the valley sides.