Villa - 1115m² - via ursinins piccolo, 63 Buja (ud)
Nel comune di Buja (UD), proponiamo in vendita villetta al grezzo sviluppata su più livelli, inserita in un contesto residenziale tranquillo e ordinato, ideale per chi desidera vivere lontano dal traffico cittadino senza rinunciare alla comodità dei servizi. Buja è una località apprezzata per l’elevata qualità della…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovation- On the market for a long time
Must be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €82,000 (€74/m² including the large garden), this villa remains attractively priced versus the €375/m² local benchmark even after allowing roughly €800/m² to complete its unfinished systems and finishes. The 303-day listing age is a warning that the market has resisted the asking price, but the substantial land, garage, terraces and three-level layout support strong value.
More on the house and the area
The house has a substantial multi-level exterior, a large flat garden of about 830 m², good sunlight and a pleasant low-hill setting. However, the interiors are unmistakably an unfinished shell with bare brick walls, concrete floors and no usable kitchen or bathrooms, so this is a major renovation project rather than a livable Italian 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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€221,000 – €392,000
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.
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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.
- Unfinished raw shell requiring full completion of systems, bathrooms, kitchen, windows and interior finishes.
- Not move-in ready; renovation costs could be substantial despite the existing roof and structure.
- The property is in a suburban residential setting rather than a distinctive historic or scenic location.
- Utilities, permits and structural condition should be independently verified.
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 cluster sits in the morainic hill country north-west of Udine, with the first pre-Alpine ridges of the Julian and Carnic foothills close to the north. The Tagliamento valley is nearby to the west, and the wider Friulian plain opens south toward Udine. Gemona del Friuli is the nearest larger centre within this radius, with a substantial historic core, rail links and everyday services; Udine is the main city for higher-order services farther south. San Daniele del Friuli is close by and the area is known for prosciutto production. This is a rural hill-and-plain edge landscape rather than a single protected or nationally famous scenic site.