Villa singola tre camere due bagni
Villa su due piani con giardino recintato. Composta da cucina, soggiorno, tre camere, due bagni, ripostigli e centrale termica. Terrazza al primo piano e portico coperto d'ingresso. La villa si sviluppa su due piani collegati da scala interna in muratura. Al piano terra si trovano un portico d'ingresso, la cucina, un…
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 listing (date and procedure given), which is a legal-risk veto for quick purchase. With price €78,000 and 225 m², a modest habitable refurbishment (~€200/m²) gives an effective €/m² of ~€547, above the regional median €375; the listing also contradicts itself on bathroom count (description lists two bathrooms, facts show 0).
More on the house and the area
A substantial, well-built modern villa with attractive arched porticoes, balcony, fully fenced garden and pleasant valley/mountain views — it reads as a real, lived-in family home. Habitable systems (methane heating, pellet stove, solar for hot water) make it move-in possible, though the interiors need cosmetic refresh and auction/legal due diligence.
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€15,000 – €25,000
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 — legal checks and a formal visit are required before bidding
- Interiors are dated and would benefit from cosmetic updating
- Energy class not provided in the listing, verify running costs and systems
- Confirm exact number/status of bathrooms and any storage conversions described
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.