VILLA PAOLINA – Castiglion dei Pepoli, Italy Refurbishment Report
General info about the property
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Brochure of the property: https://issuu.com/s.cassarini/docs/villa_paolina_property_brochure_interventi_ eng Video of the property: https://www.youtube.com/watch?v=zGdXCvyba48
Brief description of the property: The property is located in Castiglione dei Pepoli, 45 minutes by car from Florence and Bologna. The unicity of this property is that is the biggest property in Castiglione dei Pepoli with 14.000 m2 (3,45 acres) at only 100m (109 yards) from the city center, a little oasys of peace in the village. During the ’60 this property was considered the peral of castiglione due to its beautiful charme and the procimity of the city center. It is composed by three buildings: the main villa with frescoes of 300sm (3,229 sqft) (3 Living rooms 2 Kitchens, 5 Rooms, 3 Baths, 3 Storages) panoramic view of the valley; a dependence composed by 2 units of 300sm (one unit with 1 L, 1 K, 5 R, 2 B and the other unit 1 L , 1 K, 2 R, 1B) and the house keeper house 100sm (1K, 1L, 2R, 1B). The lot also has a permit to build over 1000sqm (10,763 sqft). Close by the are other two buildings of the neighbours, owned by the Ciabatti Family, the owners of these buildings are selling them for 85k€ negotiable.
Estimation costs of renovation The three buildings needs to be renovated in order to be upgraded to 2022 living standards. Given the location, structure and potential of the structure, the property can lend itself to various possible uses, including a private home, b & b, senior living house, event location, etc... The house have been visite by two local architects, and two structural engineers. In order to update the building to the 2022 living standards the estimation of costs is based on incidence of costs of the current construction market. They have estimated a cost of intervention of 1200 €/sm (111 $/sqft) for renovate the main villa and the house keeper house and 1500 €/sm (139 $/sqft) for the guests house. Then on top of this it has been estimated around 100k euros for exterior areas considering: refreshing of the garden, restoring the original car paths and the stone walls, and creating a pool & Spa area. Important note: These figures are indicative and could vary depends the level of finishing and future owner project requirements.
Here below a synthetic list of costs of intervention:
Market costs or intervention per sm in Italy In addition to this estimation cost please see here below a table from the “Construction & renovation costs in the hospitality in Italy”, a report made by Trends, a company specialized in market researches in the hospitality sector. Please consider also that these costs include also FF&E (forniture fixing & Equipments) that in hotels sectors impact for around 25% of the renovation cost, usually for residential use these costs could be much less.
Main Villa detailed interventions list The main villa with frescoes has a surface of 300sm (3,229 sqft). • • •
Basement: 1 kitchen, 2 cellars Ground level: entrance, 3 Living rooms with frescoes 1 Kitchens, 1 wc, storage 1st level: Corridor, 5 Rooms, 2 Bathrooms
Plus: Panoramic view of the valley, tea garden, rose garden, courtyard
Here below a list of the interventions to upgrade the buildings to the 2022 living standards: Main Villa Structural Intervention works
Description of interventions: - Structural reinforcement of existing prestigious floors (in the presence of frescoes or exposed wood) - Replacement of non-valuable floors with floors compliant with current legislation - Roof replacement - Possible seismic adjustments (such as tie rods and bracing made necessary for the current seismic legislation)
Architectural Intervention works
- new distribution layouts according to the needs of the future owner - masonry assistance for the passage of the new electrical and mechanical systems - replacement of internal and external fixtures (possible restoration of the current prestigious fixtures) - Restoring external facade paintings or alternatively bringing the building with exposed stone - possible internal or external thermal insulation
Interior Design restoration of the current fine finishes and creation of new finishes (floors, walls, works paints) Mechanical and - Construction of new electrical and mechanical systems (heating, water, sewage) electrical sytems works
Main Villa Plans
Main Villa Pictures Basement
Ground floor
3
First floor
Attic
House keeper house detailed interventions type The House keeper house has a surface of 100sm. • • • •
Basement: 1 kitchen, 1 living, 1 bathroom 1st level: Corridor, 2 bedrooms Basement: 1 laundry, 1 Pizza oven 1st level: 1 storage
Here below a list of the interventions to upgrade the buildings to the 2022 living standards: Category Structural Intervention works
Description of interventions: - Replacement of existing floors - Roof replacement - Possible seismic adjustments (such as tie rods and bracing made necessary for the current seismic legislation)
Architectural Intervention works
- new distribution layouts according to the needs of the future owner - masonry assistance for the passage of the new electrical and mechanical systems - replacement of internal and external fixtures (possible restoration of the current prestigious fixtures) - Restoring external facade paintings or alternatively bringing the building with exposed stone - possible internal or external thermal insulation
Interior Design restoration of the current fine finishes and creation of new finishes (floors, walls, works paints) Mechanical and - Construction of new electrical and mechanical systems (heating, water, sewage) electrical sytems works
House keeper house plans
House keeper house picture woodshed
Exterior area
Ground floor
First floor
Attic
Guest house The Guest house composed by 2 units of 300sm •
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1st unit: Basement: 1 kitchen, 1 Living Room 1 corridor; ground level: 3 rooms 1 bathroom a corridor; 1st level: 1 corridor, 2 rooms and 1 bathroom 2nd unit: ground level: 1 kitchen, 1 living, 1 storey; 1st level: 2 rooms and 1 bathroom.
Here below a list of the interventions to upgrade the buildings to the 2022 living standards: Category Structural Intervention works
Description of interventions: - Construction of sub-foundations with micropile technology - south side masonry consolidation using "sew and untwist" technology and/or Sitema CAM® - Replacement of existing floors - Roof replacement - Possible seismic adjustments (such as tie rods and bracing made necessary for the current seismic legislation)
Architectural Intervention works
- new distribution layouts according to the needs of the future owner - masonry assistance for the passage of the new electrical and mechanical systems - replacement of internal and external fixtures (possible restoration of the current prestigious fixtures) - Restoring external facade paintings or alternatively bringing the building with exposed stone - possible internal or external thermal insulation
Interior Design restoration of the current fine finishes and creation of new finishes (floors, walls, works paints) Mechanical and - Construction of new electrical and mechanical systems (heating, water, sewage) electrical sytems works
Guest house plans
Guest house pics Facades 1st guest house units (north side)
Basement floor 1st guest house units (north side)
Ground floor - 1st guest house units (north side)
1st floor - 1st guest house units (north side)
Facades 2nd guest house units (south side)
Ground floor 2nd guest house units (south side)
1st floor - 2nd guest house units (south side)
Exterior Areas
Here below a list of the interventions to upgrade the buildings to the 2022 living standards:
- Cleaning and green arrangement - Access driveway and parking areas arrangement - Construction of new walls and garden terraces - Construction of swimming pool and technical rooms for swimming pool and SPA area
Neighbour property Regarding the property of the neighbour are 2 buildings. One around 100sm (1,076 sqft) and the second around 200sm (2,150 sqft) plus a land of around 700sm (7,534 sqft). The owner is Ciabatti Family (two brothers). Please see attached plans. The condition of the buildings needs to be renovated as well. I have not visited the property, but from the outside the condition of the buildings is now quite degraded. Last year talking with Ciabatti they have in mind for selling the property 85k€ negotiable. If you are interested also to these properties I can share with you the plans of these two buildings.