Tool 02For buyers
How much space you buy, and where.
Choose a budget. For each resort you see the square metres it buys at the two ends of the official range, drawn to the same scale next to a bed and a parking space, with the altitude of the village, the kilometres of pistes and the journey from where you live.
With €350,000, all of it spent on the price. Where the official value is lower the same budget buys more metres: it is arithmetic, not a ranking. The resorts stay in the order in which we cover them, and when you choose, altitude, pistes, the journey and what you are looking for count too.
Friuli Venezia Giulia
Values of the Property Market Observatory (OMI) of the Italian Revenue Agency: standard homes (“abitazioni civili”) in normal condition, gross floor area, the central or tourist zone of the resort.
Sappada
from117to175m2
OMI value from €2,000 to €3,000 per m2 · zone B1 · second half of 2025
- Altitude of the village
- 1,242 m
- Pistes
- 15 km, 9 lifts
- From Munich
- 5 h 20 min
Tarvisio
from194to269m2
OMI value from €1,300 to €1,800 per m2 · zone B1 · second half of 2025
- Altitude of the village
- 760 m
- Pistes
- 24 km, 10 lifts
- From Munich
- 4 h 25 min
Ravascletto · Zoncolan
from206to269m2
OMI value from €1,300 to €1,700 per m2 · zone B1 · second half of 2025
- Altitude of the village
- 964 m
- Pistes
- 23 km, 7 lifts
- From Munich
- 5 h
Forni di Sopra
from179to269m2
OMI value from €1,300 to €1,950 per m2 · zone B1 · second half of 2025
- Altitude of the village
- 901 m
- Pistes
- 13 km, 5 lifts
- From Munich
- 5 h 40 min
Sauris
from269to389m2
OMI value from €900 to €1,300 per m2 · zone B1 · second half of 2025
- Altitude of the village
- 1,209 m
- Pistes
- 3 km, 2 lifts
- From Munich
- not yet measured
Piancavallo
from233to333m2
OMI value from €1,050 to €1,500 per m2 · zone E1 · second half of 2025
- Altitude of the village
- 1,283 m
- Pistes
- 14 km, 6 lifts
- From Munich
- 6 h 50 min
Sella Nevea
from304to368m2
OMI value from €950 to €1,150 per m2 · zone E1 · second half of 2025
- Altitude of the village
- 1,161 m
- Pistes
- 10.5 km, 3 lifts
- From Munich
- not yet measured
Beyond the region
Same source and same measure as the Friulian resorts: the comparison is like for like.
Cortina d'Ampezzo
from29to39m2
OMI value from €9,000 to €12,000 per m2 · zone B1 · second half of 2025
- Altitude of the village
- 1,224 m to be confirmed
- Pistes
- 120 km to be confirmed
- From Munich
- 4 h 55 min
Across the border
A different measure: registered sales of existing homes, between the first and third quartiles, on usable rather than gross floor area. It holds as an order of magnitude, not to the metre.
Kranjska Gora
different measurefrom53to87m2
Sales of existing homes: from €4,020 to €6,630 per m2 between the first and third quartiles, median €5,420 · 32 transactions · year 2025
- Altitude of the village
- 806 m to be confirmed
- Pistes
- 20 km to be confirmed
- From Munich
- 4 h 35 min
The same figures, in a table
| Resort | Official value per m2 | Zone and period | m2 with your budget | Altitude | Pistes | From Munich | Source |
|---|---|---|---|---|---|---|---|
| Sappada | €2,000 – €3,000 | OMI, zone B1 (Centrale - Sappada - Bach), second half of 2025 | 117–175 | 1,242 m | 15 km, 9 lifts | 5 h 20 min | agenziaentrate.gov.it |
| Sappada, another zone | €1,900 – €2,700 | OMI, zone D1 (Periferica), second half of 2025 | 130–184 | — | — | — | agenziaentrate.gov.it |
| Tarvisio | €1,300 – €1,800 | OMI, zone B1 (Zona Centrale Capoluogo), second half of 2025 | 194–269 | 760 m | 24 km, 10 lifts | 4 h 25 min | agenziaentrate.gov.it |
| Tarvisio, another zone | €1,600 – €2,300 | OMI, zone B2 (Camporosso e rimanente zona capoluogo), second half of 2025 | 152–219 | — | — | — | agenziaentrate.gov.it |
| Ravascletto · Zoncolan | €1,300 – €1,700 | OMI, zone B1 (Zona Centrale), second half of 2025 | 206–269 | 964 m | 23 km, 7 lifts | 5 h | agenziaentrate.gov.it |
| Forni di Sopra | €1,300 – €1,950 | OMI, zone B1 (Zona Centrale), second half of 2025 | 179–269 | 901 m | 13 km, 5 lifts | 5 h 40 min | agenziaentrate.gov.it |
| Sauris | €900 – €1,300 | OMI, zone B1 (Sauris di Sotto), second half of 2025 | 269–389 | 1,209 m | 3 km, 2 lifts | — | agenziaentrate.gov.it |
| Piancavallo | €1,050 – €1,500 | OMI, zone E1 (Località Turistica Piancavallo), second half of 2025 | 233–333 | 1,283 m | 14 km, 6 lifts | 6 h 50 min | agenziaentrate.gov.it |
| Sella Nevea | €950 – €1,150 | OMI, zone E1 (Fr. Sella Nevea), second half of 2025 | 304–368 | 1,161 m | 10.5 km, 3 lifts | — | agenziaentrate.gov.it |
| Cortina d'Ampezzo | €9,000 – €12,000 | OMI, zone B1 (Centrale), second half of 2025 | 29–39 | 1,224 m | 120 km | 4 h 55 min | agenziaentrate.gov.it |
| Kranjska Gora | €4,020 – €6,630 | Kranjska Gora (GURS), year 2025, 32 transactions | 53–87 | 806 m | 20 km | 4 h 35 min | e-prostor.gov.si |
The m2 run from the highest price to the lowest price of the range. OMI values are ranges estimated by the Italian Revenue Agency by zone, on dwellings in normal condition: they are neither asking prices nor the valuation of a home, and new builds, renovated homes and high-value historic homes fall outside them. The budget is all price: taxes, notary and commission are not deducted.
Driving times on a clear road, multiplied by 1.15 and rounded up to the nearest 5 minutes: without traffic, snow or roadworks. Venice is measured from Mestre. Pistes and lifts are those declared by the operator of the ski area.
How we calculate
Square metres = budget divided by the price per m2. We do it twice for each resort: at the highest price of the range, which gives the minimum metres, and at the lowest, which gives the maximum.
For the Italian resorts the price is the value published by the Property Market Observatory (OMI): a range in euros per m2 of gross floor area, by homogeneous zone, on standard homes in a normal state of repair. It is an administrative estimate: in some zones it stays unchanged for years, and it covers neither new builds nor high-end properties.
Outside Italy the Observatory does not exist. For Slovenia we use the annual report of the cadastre authority: median and quartiles of the sales of existing homes, in euros per m2 of usable floor area. Usable floor area is smaller than gross floor area, so those prices per metre come out higher for the same home: that is why the card is marked “different measure”.
The floor plans are rectangles with the same proportions and the calculated area, all at the same scale; the bed (1.6 by 2 metres) and the parking space (2.5 by 5 metres) serve as a yardstick. As the budget grows the scale changes in steps, and the grid spacing is written in the legend. Below 20 m2 we do not draw a floor plan.
The times are calculated on a clear road from centre to centre, then multiplied by 1.15 and rounded up to the nearest 5 minutes: a stated rule of thumb, not a measurement on the road.
The resorts are in the order of our register, not in order of metres: the tool does not say where it pays to buy.
Sources
- Agenzia delle Entrate (Italian Revenue Agency), Property Market Observatory (OMI): property values databasewww1.agenziaentrate.gov.it · read on 6 October 2026
- Surveying and Mapping Authority of the Republic of Slovenia, annual report on the property markete-prostor.gov.si · read on 6 October 2026
- PromoTurismoFVG, ski area fact sheetsturismofvg.it · read on 6 October 2026
- ISTAT, altitude of the municipalitiesistat.it · read on 6 October 2026
- OSRM on OpenStreetMap data, driving times without trafficrouter.project-osrm.org · read on 6 October 2026
Let’s talk
Tell us what you are looking for in Sappada.
In Sappada we act as agents from our office in Trieste, and the catalogue is small: we say so up front. Write to us with your budget, the hamlet and the time of year when you would use the home; if what you are looking for is not there yet, we will tell you.
Write to usDo you have a home in Sappada and are thinking of selling it? Tell us about it.