Rustico
A ridosso del centro di Manzano e quindi con tutti i servizi e le comodità a pochi metri di distanza METROQUADRO IMMOBILIARE propone in vendita una delle case più antiche del paese la cui costruzione pare risalga addirittura agli anni tra il 1500 ed il 1600. L’immobile, un rustico in sasso edificato su tre livelli…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Stone farmhouse (rustico) of 200sqm at €175/m2, roughly half the local median of €323/m2, so the entry price is attractive. Condition requires deep gut renovation: original stone walls/cobble floors, wood floors and roof need major work, no heating system, basic electrics and functional plumbing only, 0 baths. Habitable status is questionable pending full renovation, hence 'not_habitable'. Missing building year, energy class. Fresh listing (3 days). Renovation of a full stone rustic across three levels realistically ~€1000/m2. Even so, the low buy-in plus tourism/B&B potential near Collio makes this a solid value play for a buyer prepared for a heavy reno.
More on the house and the area
16th-17th century stone rustico in the historic Zanuttini hamlet of Manzano, built on three levels with characterful river-stone (ciottolato) masonry and original cobblestone floors. The exterior has genuine historic charm with weathered wooden shutters, old chimney and vine-covered walls. However, it needs a profound gut renovation: interiors are bare stone shells with rubble floors, no bathrooms and no heating. At €175/m2 for 200+ sqm it is cheap, but restoration costs will be substantial. Appeals to B&B/agriturismo conversion buyers, but current state is far from a scroll-stopper.
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, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€40,000 – €70,000
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.
- Needs full renovation - stone walls, wooden floors, roof structure all require deep restoration
- No bathrooms, no heating system present
- Interior is bare stone shell with rubble floors and exposed beams
- Photos contain heavy watermarks
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 62/100The cluster sits in the Friulian plain at the foot of the Colli Orientali del Friuli, with low vineyard hills immediately to the north and east. The Natisone runs nearby, and the Isonzo/Soča is also close in the wider plain east of Manzano. Cividale del Friuli is the nearest town of note, with a substantial historic centre and UNESCO status linked to the Lombards in Italy. The area is known for wine, especially the Colli Orientali vineyards, and Manzano itself is known for the chair industry.