Evaluation Sheet
- OMI bonus+0
- Building bonus+0
- Resource bonus+0
- Restriction penalty-5
“The property falls within an archaeological and hydrogeological restriction zone; any building intervention will require clearance from the Soprintendenza and hydrogeological compatibility assessment under the Apulian PAI regulations. Proximity to the coastal area within 300m entails additional landscape restrictions (Legislative Decree 42/2004).”
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.
Annual IMU (second home)
- ·Salento standard rate 1.06% — same in Lecce, Brindisi, Taranto, Otranto, Gallipoli.
- ·Tax base estimated as 30-45 % of the asking price (no rendita catastale in the listing) — accurate cadastral value requires a Catasto search.
- ·Primary residence (prima casa, NOT category A/1, A/8, A/9) is fully IMU-exempt — only second-home or luxury homes pay.
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.
Combined Net Yield
- ·Long-term lease scenario only — tourist yields use a different cost mix (cleaning, platform fees, higher utilities) and stay in the dedicated 'Tourist' tab above.
- ·Maintenance budgeted at 1 % of asking price / year (standard Italian residential rule of thumb).
- ·Vacancy buffer of 1 month / year and management / admin overhead at 8 % of gross rent.
- ·Income tax NOT subtracted — depends on the owner's regime (cedolare secca 10 / 21 % vs IRPEF brackets).
"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.