Casa indipendente
BRUGNERA (Rif. BS-285-RV) VILLA SINGOLA | 3 CAMERE | 2 BAGNI | CUCINA SOGGIORNO SEPARATI | DUE POSTI AUTO COPERTI| | 1415 MQ DI LOTTO | ABITABILE | CLASSE ENERGETICA D In zona residenziale tranquilla, alla fine di una strada privata e in posizione comoda rispetto alle principali arterie stradali, proponiamo in vendita una splendida villa singola, inserita...
What it really costs
See what needs doing and what each job costs
251 m2 villa priced at €330,000 and described as habitable (Energy class D); I used €200/m2 for repairs (€50,200). Effective ≈€1,515/m2 vs local median €375/m2, so this is markedly overpriced. Photos present (39) and days on market is recent.
More on the house and the area
A well-built, move-in villa set on a large, private 1,415 m² lawn with covered parking and a pleasant, photogenic exterior. Interiors are fully habitable but dated — a practical family home that rewards modest cosmetic updating rather than heavy renovation.
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€17,000 – €28,000
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.
- Interior finishes (floor tiles, some lighting) look dated and would benefit from updating.
- Suburban/residential setting — no dramatic sea/mountain view visible.
- Verify energy performance and exact condition of systems (heating/roof/insulation).
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 41/100This is the western Friuli plain, a flat agricultural area crossed by the Meduna and Livenza river systems, with fields, drainage canals and scattered villages. The nearest substantial town is Pordenone, which has a full range of services, a historic centre and rail connections. The Cansiglio plateau and the first Prealps rise to the north and are visible in the wider area, but they are outside the immediate 15 km landscape. The area is known for farming and small industry typical of the Pordenone plain.