Evaluation Sheet
- OMI bonus+0
- Building bonus+0
- Resource bonus+0
- Restriction penalty-5
“The property falls within an archaeological and hydrogeological restricted area; any building intervention will require authorization from the Soprintendenza under D.Lgs 42/2004 and hydrogeological compatibility assessment. The coastal zone within 300m entails additional landscape restrictions.”
What you actually wire at closing — not just the listing price. Taxes, notary and agency included.
- Listing price
- 650.000 €
- Registration tax (9%)
- + 58.500 €
- Mortgage + cadastral duty
- + 100 €
- Notary (2.0%)
- + 13.000 €
- Agency (3% + VAT)
- + 23.790 €
Indicative estimate for individuals, calculated on the listing price (not the cadastral value). Always confirm with your notary: the taxable base can shift via the «prezzo-valore» rule, and IAP / coltivatore-diretto reliefs change the tax on agricultural land.
What you'd earn if you buy to rent. Two scenarios: long-term residential lease, or tourist short-term let — available for every town, with a tag showing the strength of the local market.
- Monthly gross rent
- 760 €
- Annual gross rent
- 9.120 €
- Annual net rent (costs 20%)
- 7.296 €
Indicative estimate based on OMI residential rates. The 20% cost ratio covers IMU/TARI, ordinary maintenance, average vacancy and management. Verify local rates with a regional agency before investing.
"Price per square metre tells you if you're buying well; cashflow tells you if you'll survive the investment."
Estimated annual cashflow
Comparison between net long-term rental income and annual mortgage payment.
Indicative estimate. Constant-payment amortisation (French method), Italian 2026 market averages. Not financial advice.
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- highvincolo archeologico
- mediumarchaeological
- highvincolo idrogeologico
- mediumhydrogeological
- highfascia costiera 300m
- mediumCoastal zone — Galasso-law landscape restriction
The property is in a coastal area. Italian landscape law (art. 142 D.Lgs. 42/2004, the 'Galasso law') makes the 300m strip from the shoreline non-buildable for new constructions; extensions and heavy renovations require landscape authorisation (Soprintendenza opinion). Check the municipal urban plan (PUG) and any overlap with national parks, SIC/ZPS protected areas, or hydrogeological constraints, which may impose absolute bans on top of the coastal one.