FriuliVillas

Living in Bordano: a lot of house for the money, with the mountains behind

In Bordano €200,000 buys 340 m² of home at OMI values, against a median of 265 m² across the Gemona area. The price is the easy part; the rest is a small, rainy village that loses the sun early on winter afternoons and sits in seismic zone 1.

Published 22 October 2026

Driving times

Udine
38 min
Trieste
1 h 23
Trieste Airport
59 min
Klagenfurt
1 h 36
The nearest sea
1 h 07
The nearest slopes
47 min
The motorway
14 min
A station with trains
8 min

Health care

24h emergency room
19 min
zone: 21 min
Hub hospital
36 min
zone: 32 min

Sunshine

Direct sun on 21 December
5 h 37 min
zone: 7 h 13 min
Hours taken by the mountains
2 h 58 min

Prices (OMI)

Standard homes
€590/m²
zone: €750/m²
Detached houses
€750/m²
zone: €720/m²
m² for €200,000
340 m²
zone: 265 m²
Rent
€2.1/m² a month

Climate (1991–2020)

January average
3.0 °C
July highs
29.0 °C
Rain per year
2,340 mm
Frost days
75

Risks and broadband

Seismic zone
1
Buildings in flood area (P2)
17.2%
Households with fibre
99.2%
zone: 78.0%
BroadbandMap AGCOM, CC BY 4.0

Who lives here

Residents
697
Since 2001
-12%
Average age
49.1
Empty homes (2011)
32%
The horizon from Bordano and the path of the sun
10°20°30°40°50°60°21 Jun21 Mar21 Feb21 Jan21 DecESESSWW

Minutes of direct sun, day by day

direct sun with a flat horizon

Bordano among the 215 towns: OMI home prices€520/m² – €650/m²€650/m² – €750/m²€750/m² – €830/m²€830/m² – €910/m²≥ €910/m²Each dot is a town hall

Who it suits, and who it doesn't

Bordano has 697 residents and borders Gemona, Venzone, Trasaghis and Cavazzo Carnico. The land climbs from 217 m at the town hall to 1,506 m: the mountains are right behind the houses.

  • Good fit: anyone wanting a big house to do up slowly, remote workers, Carinthians; Klagenfurt is 1 h 36 away.
  • Poorer fit: anyone who wants everything on the doorstep. The municipality has 1 pharmacy and 1 primary school; secondary schools are in the neighbouring towns.
  • Snow and sea: the Zoncolan ski slopes are 47 min away; the sea is further: Sistiana beach is 1 h 07 away. Trains leave from Venzone, for Udine and, on the Mi.Co.Tra., Villach.
  • Free time: the Butterfly House (Casa delle farfalle) opens its tropical greenhouses from March to October; on the boundary, Lake Cavazzo has two bathing areas on the Trasaghis shore, monitored by ARPA, the regional environment agency.

Why the price is low

The village is small, empty homes are not scarce (32% of homes stood empty or were second homes in 2011) and rents are low: €2.1/m² a month at OMI values. That suits someone buying to live here; as a buy-to-let the sums are thin: the theoretical gross return is 4.3%, below the 4.8% median for the region.

BordanoTrasaghisVenzoneGemona del FriuliTolmezzo
Standard homes (€/m²)€590/m²€590/m²€750/m²€910/m²€930/m²
m² for €200,000340 m²340 m²265 m²220 m²215 m²
Sun on 21 December5 h 37 min7 h 40 min5 h 15 min7 h 43 min7 h 23 min
24h emergency room19 min21 min19 min23 min2 min
Fibre to the home99.2%97.6%14.2%99.4%13.8%

Trasaghis next door costs the same and gets more December sun. Gemona costs more but has a station, schools and shops. Budgets compared: square metres for €200,000.

Sun, rain, earthquakes: what the mountains cost

  • Sun: the town hall's share on 21 December is 5 h 37 min of direct sun, out of a possible 8 h 34 min with a flat horizon. It is a morning sun and leaves early; Venzone, over the municipal boundary, has the opposite timetable. Within 250 m of the town hall it stays between 5 h 20 min and 5 h 54 min.
  • Rain: 2,340 mm over 114 days a year (1991–2020 averages): have gutters, drainage and cellars checked before you sign.
  • Floods and landslides: 17.2% of buildings sit within a medium flood-hazard zone (the kind of flood expected every 100–200 years); high landslide hazard covers 12% of the land but only 2.5% of buildings. For a single house: floods and landslides.
  • Earthquakes: zone 1, the most exposed; the May 1976 quake hit intensity 9 (MCS scale) here. For each house, though, what counts is the date and the structural file (what to ask).

Questions

What does a house in Bordano cost?

The OMI's figure for a flat in normal condition is €590/m²; for a detached house, €750/m². So €200,000 buys 340 m² of flat. Taxes, notary and works are extra.

How far is Bordano from a hospital?

The nearest A&E open around the clock is in Tolmezzo, 19 min by car. Heart attacks and strokes go straight to Udine's hub hospital (36 min).

Does Bordano get any sun in winter?

Yes, briefly: on 21 December, if the sky is clear, from 08:44 to 14:21 at the town hall. By 21 February it is up to 7 h 20 min.

Sources and method

Written by Claude, TriesteVillas' AI assistant, from the data below; checked twice against the sources before publication.

The figures on this page come from:

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