Casa indipendente 6 locali, 153 m² in Via Cortina 2, San Mic
Casa indipendente in asta a San Michele al Tagliamento (VE) – Via Cortina 2 (CAP 30028) L'immobile in asta è un'abitazione in linea situata a San Michele al Tagliamento (VE), in Via Cortina n. 2. La zona è di tipo residenziale, caratterizzata da abitazioni uni-bifamiliari, intervallata da aree agricole e commerciali…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Sold at judicial auction
Must be done first
- Damp
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
This is a judicial auction sale, which carries legal/transfer risks so the property is flagged as a trap. Listed at €41,210 (≈€269/m²) for 153 m² and described as needing heavy renovation (~€700/m² ≈ €107,100), giving an effective cost of ≈€148,310 (≈€969/m²) versus the regional median €345/m².
More on the house and the area
A very cheap detached house with its own yard but a tired exterior and many interior areas left 'al grezzo'. Upper-level rooms look partially finished, yet the ground floor, outbuildings and bathrooms need substantial work — more a renovation project than a move-in home.
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€30,000 – €54,000
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.
- General state is poor with many rooms unfinished — significant renovation required
- Visible damp/mould and patched walls in photos; potential remediation costs
- Plumbing/electrical systems shown as deactivated and bathrooms/kitchen partially at grezzo
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 58/100The area is on the lower plain of the Tagliamento River, with flat farmland, drainage canals and scattered settlements. The Tagliamento is the main natural feature within reach, with a wide stony riverbed and embankments in its lower course. Bibione and the Adriatic coast are nearby, with beach and lagoon environments around the river mouth. Portogruaro is the nearest larger town, with a historic centre and rail connections. The area is known for seaside tourism around Bibione and for the river plain landscape of the eastern Veneto–Friuli border.