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REGENS MAGAZINE Issue 01 | May 2020

by Regens International Copyright 2020

Our story is in the unbeaten paths we have travelled... the stormy horizons we have challenged.

Credits: for the photos and/or graphic design contributions contained in this issue special thanks go to Seozzy (Alessandro Davia) and to Unsplash website.

Introductory message

Alessandro Alessio Regens International, Founder

Dear readers, what you are about to start browsing is a new editorial project which we have decided to launch with the aim of further increasing the exposure of the properties we are privileged to market. Get ready for a virtual journey to different countries during which you’ll be presented with investment opportunities for all tastes. We’ll lead you through the gates of one-of-a-kind estates and share with you news and useful information provided by market experts. Do not hesitate to get in touch in case you have any questions or if you wish to leave your request or entrust us with the marketing of your property. Allow me now to wish you a nice read in the hope that in the pages ahead you may find your perfect property match! Alessandro Alessio


Regens Magazine 01/2020

Table of contents This month’s featured topics: Property of the month - The «Estate of Eden»

5 — real estate in Russia

Commercial properties in Moscow Expert opinion / Focus on Russia: «Mortgage loans for foreignes in Russia» Residential properties in Moscow Market updates / Focus on Russia: «Immediate effects of the pandemic on the property market in Russia» Properties in St.Petersburg Market insight / Focus on Russia: «The retail sector in Russia at the time of the pandemic»

— International real estate

Restaurant businesses for sale Hotels for sale Investment opportunity Income-producing assets Luxury estates Expert opinion / Focus on Italy: «Purchasing heritage properties: pros and cons» Other listings - Italy Featured property - «A Mediterranean paradise»

Regens Magazine 01/2020

6 8 10 11 13 14

15 16 17 18 19 20 21 23


Property of the month There are houses which don’t seem to be made of bricks and mortar but of an undying soul mirroring itself in the waves of a restless sea.

There are gardens where even the most troubled heart can find a nest of peace amid the sunshine and the leaves kissed by the breeze from the gulf. The Estate of Eden is all of this, a place where the love and care of the ones who used to dwell here still exude from every stone, every root and every blade of grass.

The Estate of Eden historic mansion in the Northern Adriatic — Italy —­‑

The «Estate of Eden» is an astonishing property in commanding position enjoying unobstructed views over the sea and the surroundings. Its grounds include a quiet, very well-kept garden with lush vegetation. For confidentiality’s sake further details and pics can be submitted only to qualified buyers on application. For further information please contact:


Regens Magazine 01/2020

Commercial properties in Moscow

Moscow, metro Mar’ina Roshcha Renovated retail premises (ca.700 m2) for showroom, office or restaurant. Big street-facing windows; finished with interior design solutions. Link > here

Moscow, Arbat

CafĂŠ premises (116 m2) facing the pedestrian street Location benefiting from a very high footfall. Link > here

Regens Magazine 01/2020


Moscow, Tverskaya

High-street retail premises for sale in top location close to the Red Square. Link > here

Moscow, metro Belorusskaya

Stand-alone building for offices or apart-hotel. Link > here

Moscow, metro Prospekt Mira Office premises (51 sqm) for sale in class-B building. Link > here

Moscow, Polyanka street

Beautifully restored historic mansion (sale of the lease rights). Link > here


Regens Magazine 01/2020

Expert opinion / Focus on Russia

Mortgage loans for foreigners in Russia In recent years many foreigners bought real estate in Russia either for personal use or for investment purposes. Obviously the top «investment destinations» have been Moscow and St. Petersburg, where prices are undoubtedly higher than in the rest of the country, but still comparatively appealing when compared to those of other major European cities especially in consideration of the exchange rates that over the last 5 years have become particularly favorable for investors with savings in foreign currencies such EUR and USD, due to the unprecedented dive of the Russian ruble.

Q - Only foreign citizens living in Russia and holding a regular work- or residence permit have access to mortgage loans, or you do consider also non-residents who simply want to make a real estate investment in the country?

A - Here again, each case shall be considered on an individual basis. In principle the bank is open to work with foreign citizens living and working in Russia, but can consider also non-residents willing buy residential real estate in Russia.

Among other things, the average expectations in terms of rental yield for commercial real estate in the country are traditionally around 10% per annum, which is much higher in comparison, for instance, with Western European countries.

Q - Is the set of documents required for the assessment of the loan application the same in both the above cases? What additional documents must the non-resident foreign citizen provide?

The majority of Russian banks do not consider granting loans to foreign citizens, while some are open to «assess» only applicants holding at least a residence permit in the country. Is it really so difficult for foreigners to access bank financing in Russia?

Q - What documents must the potential borrower submit to the bank in order for the loan application to be processed?

A - All the documents requested by the bank must be translated into Russian and legalized by a local notary public.

A - The question is very technical and calls for a technical answer. There are 3 types of documents that the bank requires the applicant to provide in order to process the loan application: a) documents on the borrower (passport, etc.); b) documents about the borrower’s current employment status (copy of the labor contract, income proof, bank account statement etc.); c) documents ontheproperty(copyoftheseller’s passport, technical papers on the property, documents on the juridical status of the property, etc.)

We have elaborated further on the subject with Alexandra Yasonova, Head of network, retail and SME division at Bank Intesa in Russia, which works with many foreign citizens, Q - Alexandra, does your bank grant mortgage loans to foreign citizens for the purchase of real estate in Russia?

A -Yes, definitely. Banca Intesa offers individual lending programs for foreign citizens wishing to buy residential real estate in Russia.

Q -Is it possible to get loans for the purchase of both residential and commercial properties? For commercial real estate do you provide financing only to legal entities or also to private individuals?

Q - Do you finance operations throughout the country or are there geographical limitations?

A - Tailor-made lending programs for foreign nationals are available only for the purchase of residential real estate in Russia. For SMEs, on the contrary, loans are available only if the property is acquired for business purposes. Ontheotherhandthesellercanbeaprivateperson,anindividual entrepreneur, a legal entity, but even Federal or municipal authorities.

A - Ofcoursewedo. Thebankhas awidebranchnetwork, it is present inall majorregions ofthecountry, fromKaliningradtoVladivostok. Therefore, wedonothaveterritorialrestrictionsonthepurchaseofrealestateinRussia. Q - Do you finance the purchase of any type of property or are there limitations or categories that the bank is more reluctant to finance?

Q -What are typically the average interest rates for mortgage loans for individuals and businesses respectively? In the case of nonresident foreign nationals do such rates significantly increase?

A -Our bank offers individual mortgage options to foreign nationals, provided that the loan is for the purchase of residential real estate in the Russian Federation. Among other things, we can consider financing also «unusual» properties, such as heritage listed properties, historic buildings, etc. We do that as well. For legal entities there is a specific lending product which is called «Business loan». It allows the purchase of detached (stand-alone) buildings, commercial premises, land plots, and even unfinished buildings, provided that there is a title deed in place and they are close to completion (90% readiness or higher). Intended uses can be: office, retail or other commercial, warehouse and/or production facilities. The Bank can finance up to 70% of the value of the property.

Regens Magazine 01/2020

A - While the interest rates and other terms of the loans to foreign nationals may vary on an case-by-case basis, generally speaking the average interest rates for Euro-denominated loans add up to 4.5% per annum while the average interest rates for loans in Russian rubles usually are 10% per annum or higher. Loan interest rates for small andmediumenterprises comply with market averages and start from 9.5% per annum, with the possibility of fixing a tailor-made rate depending on the borrower. It is possible to benefit from a deferment of up to 6 months of the payments towards the amount of principal owed, but such loans are possible only in rubles and available only to corporations and individual entrepreneurs registered in Russia. > > >




Q period


What is that

the your

maximum bank

loan repayment can offer?

A - Mortgage solutions for foreign nationals are subject to individual terms and each application is considered separately. Having said that, on average the maximum loan repayment term is 20 years. Q - Is the borrower obliged to open a ruble account or are there cases where the loan installment repayment can be carried out in a foreign currency?

A - At Banca Intesa the usual practice is the following: the mortgage loan is granted in the currency in which the client receives income. If a foreign citizen earns income in Euros, he/ she will be offered a mortgage loan in Euros. Accordingly, also the payment of the loan installments shall be carried out in Euros. If a foreign citizen, instead, lives and works in Russia and has a salary paid in rubles, he will be offered a mortgage loan in Russian rubles; as a result the installments as well must be paid in the local currency. In either case, the opening of a Ruble account will most likely be necessary for the settlements in favor of the seller of the real estate. Q - If the borrower at a later stage decides to rent out or resell the mortgaged property, does he or she need prior permission from the bank in order to do so?

A - In compliance with the terms and conditions of the loan agreement and with the legislation of the Russian Federation, without the prior written consent of the bank the borrower is not allowed to dispose of the mortgaged real estate in any way whatsoever. As a result it is forbidden to sell, donate or swap the property, pledge it, lease it, or transfer it to third parties on the basis of a free bailment, change its intended use, confer it as a share in the authorized capital of a business entity or as a share contribution into a production cooperative. Also it is not possible to transfer to a third party the right to dispose of the property by means of a power of attorney. Should the borrower intend to execute any of the abovelisted actions with regard to the mortgaged real estate, he/she is required to contact the bank for prior approval. The bank will examine the application and take a decision which can not contravene the legislation of the Russian Federation.


Alexandra Yasonova Head of Network, Retail and SME Division Bank Intesa Russia

Regens Magazine 01/2020

Residential properties in Moscow Moscow, Kutuzovsky Prospekt Two-room apartment for rent near Hotel Ukraine Rent: 65,000 RUB/month



Link > here

Moscow, metro Baumanskaya 3-room apartment in very good condition. Rent: 70,000 RUB/month Link > here

Moscow, close to Patriarch’s Ponds Spacious apartment for rent in elegant pre-revolutionary building. Link > here

Regens Magazine 01/2020


Market updates: focus on Russia

Immediate effects of the pandemic on the property market in Russia - 01/04/2020 The current emergency, which can be undoubtedly regarded as «unprecedented», has hit hard many sectors of the global economy. Russia as well - although much more recently if compared with other countries - has begun to adopt more drastic restrictive measures with respect to both individuals and businesses. The general «lockdown» Starting from March 28th in a number of cities (including Moscow and St Petersburg) local authorities imposed the temporary closure to the public of restaurants, cafés, canteens, bars (for which take-away and home delivery services are still permitted), as well as beauty salons, massage and wellness centres, shops and retail outlets, with the exception of pharmacies, grocery stores and shops selling basic goods including fuel, cleaning and hygiene products, and children’s products. Following the adoption of the bans an article appeared in the RBK newspaper by the end of March stated that by then about 85% of clothing shops, 80% of florists, 75% of stores trading household appliances and electronics and 25% of mini-markets, bakeries and pet shops were closed. In the fitness segment, approximately 70% of gyms, 65% of canteens and about 40% of cafés and restaurants were temporarily shut down. Obviously no less critical has been the impact on the hospitality sector: about 65% of hotels have temporarily closed their doors to customers. According to the figures collected by the popular newspaper, 73% of the commercial businesses in Moscow and 58% in St. Petersburg as of the date of publishing had been shut down.

Consequences for the food industry According to the president of the National Federation of Restaurateurs and Hoteliers, the current crisis could become lethal for the overwhelming majority of players in the industry. He added that in the first half of March bar and restaurant revenues had already fallen by 30-60% in comparison with the same period a year earlier, while at the end of the month the collapse had risen up to 90%. Many bars and restaurants are now trying to compensate (at least in part) their losses by activating new sales channels, such as online orders and home deliveries, a «tool» that also the most loyal clients are happy to rely on with the aim of supporting their favourite establishment in their efforts to avoid having to close down for good. Just in a matter of days by the end of March there was a 33% surge in the number of new users of the online ordering platform for food deliveries from restaurants and cafés. Self-isolation for all The above number is not too surprising if we consider that in those very days a self-isolation order had been issued for all citizens without distinction of age, prohibiting people to leave their homes except in cases of health emergency or to go to the nearest grocery store, pharmacy or workplace. This restriction has been eventually extended until beginning of May. Just like anywhere else, also by virtue of these measures aimed at attempting to stem the spread of contagion, the health emergency is accompanied by a social emergency or in any case by serious consequences for entire sectors of the economy of the countries affected.

> to be continued


Regens Magazine 01/2020

> continuation

Landlords’ reaction From this viewpoint, the real estate market - as often is the case - is immediately affected by the onset of such upheavals, also because they often cause the inability to fulfill one’s financial obligations in compliance with previously-finalized contracts, such as lease agreements or others. On March 31, the Duma approved a special law giving tenants the right to apply with their landlords for rent deferments in case their establishments had been obliged to stop operations as a result of the measures adopted to combat the spread of the pandemic. The landlords are required to sign an additional agreement with the applicant within 30 days of receipt of the relevant communication. Tenants who have signed lease agreements before the introduction of the emergency regime in the region of the Russian Federation in which the property is located are entitled to apply. Other conditions are expected to be determined by the Government at a later stage. The law also states that the amount of the rent can be changed by mutual agreement between the parties at any time during 2020. The tenant is also entitled to apply for a reduction of the rent for the period during which - as a result of the measures introduced by the authorities to curb the spread of contagion - the property is not usable. Parliament has also transferred to the Government the authority to set out temporary rules for the application of fines and other financial penalties with respect to the developers in case of their impossibility to fulfill their contractual obligations with regard to buildings under construction, including excessive delays in delivery and others. When asked to comment on the text of the law, however, some legal experts have highlighted a number of somewhat «obscure» points: first of all, it is not clear whether the rent deferment is to be considered as a «temporary suspension» of payments or simply their deferment over time; in all likelihood this will be left to individual agreements between lessors and tenants. Moreover, judging by the terminology used, many commentators have expressed doubts as to whether the law is to be regarded as applicable also to residential property lettings and are inclined to consider that it relates (or at least, in fact, is applicable) only to commercial leases. Indeed considering the specifics of the Russian reality, it is very likely that for relations between private individuals (as is often the case with apartment rentals) everything will depend exclusively on the common sense of the landlords. Before the coming into force of this new law, the situation had been rather varied: the Commissioner for the Protection of the Rights of Entrepreneurs had reported that some property owners had already started to temporarily lower their rents to meet the needs of their counterparts. On the other hand, though, the Ingka group (owner of the IKEA hypermarkets and the «Mega» shopping centre chain) had caused a stir by turning down the joint request put forth by several tenants for a temporary reduction in rents due to the dramatic fall in the number of visitors in their shopping centres. The landlord had refused to admit the «force majeure», claiming that the reduced «visitor traffic» was a risk shared by both parties. Consequences for tenants and borrowers Moreover, although the Prime Minister has «invited» companies (under threat, if not, to carry out tax audits) not to take advantage of this difficult situation to proceed to mass or indiscriminate redundancies (without just cause), unfortunately, this too will most likely be one of the inevitable consequences of the crisis. And given the low propensity of the Russians to save money, this will result in the impossibility of paying rent or continuing to support mortgage payments for the vast majority of the population. If, on the one hand, the government has already required the banks to temporarily suspend mortgage payments, on the other hand, when the talk is about relationships between private individuals - as we have already noted previously - despite the new law passed on March 31st, everything will probably be left to individual discretion and will depend on the ability of the parties to reach a mutually sustainable compromise.

Alessandro Alessio

Regens Magazine 01/2020


Properties in St.Petersburg

St.Petersburg, Griboyedov Canal

Spacious apartment for sale by the river. Listing price: 450,000 EUR Link > here

St.Petersburg, Bol’shaya Morskaya street Three-room apartment for sale a few steps away from Nevsky Prospekt. Listing price: 210,000 EUR Link > here

St.Petersburg, luxury district

Spacious high-street retail premises suitable for flagship store of top-class brand. For further information please contact:

St.Petersburg, Nevsky Prospekt

Retail spaces for rent in historic shopping gallery in the heart of the city. Link > here


Regens Magazine 01/2020

Market insight: focus on Russia The retail sector in Russia at the time of the pandemic - 08/04/2020 Both retailers and landlords call for help from the government. What retailers are asking for Following the adoption of drastic measured by the Government of the Russian Federation to combat the spread of the coronavirus, many operators in the clothing and footwear sectors have joined forces to ask the authorities for help in a joint letter addressed to Prime Minister Mikhail Mishustin, asking him to urgently adopt an emergency package of measures in support of the industry in order to avoid the risk of a long trail of bankruptcies. Some 50 retailers have joined the initiative, including household names such as Hugo Boss, the perfume chain Rive Gauche, the Inventive Retail Group (which operates stores for several brands including Nike, Lego, Samsung, Sony and re: Store), the BNS group (Calvin Klein, Karl Lagerfeld, Ralf Lauren Polo, Tommy Hilfiger), Stockmann, Ralf Ringer, Baon, Samsonite, TUMI, Lady&Gentleman, NoOne group, Tervolina, Rendezvuz, Finn Flare, Charuel, Kanzler, InCity, Adamas jewellery chain, Trussardi, L’Etoile perfumery and cosmetics chain and others. The authors of the letter asked, among other things, for VAT- and profit tax payment exemptions, and suggested the Government to support property owners by granting a deferment of interest rates due for 2020 on bank loans. This is because only then the landlords will be more likely to be in the position to meet the needs of tenants and agree on temporary rent reductions. According to rough calculations, mass bankruptcies in the sector could cause the Russian tax authorities to lose something like 1000 billion rubles in taxes, not to mention the fact that millions of people in Russia are employed in retail chain stores, which would inevitably result in similar upheavals at a social level that would be difficult for the country to sustain. What the shopping centres are asking for At the same time things are not better on the other side of the «barricade»: shopping centres are experiencing an unprecedented decline in the number of visitors. All entertainment activities, non-food shops, cinemas, cafés and restaurants have suspended their work and this could not but have a very negative impact on the fate of the landlords. It is no secret that the owners of many such complexes now fear a possible collapse of the entire industry. In St Petersburg, representatives of some of the city’s major shopping centres formally asked the city’s governor Alexander Beglov for help in a joint letter containing proposals on how the authorities could support a sector that has come to the brink of collapse. Companies are demanding tax breaks and temporary exemptions from inspections. In addition, it is proposed to include shopping centres in the list of the sectors most affected by the pandemic, which would allow them to benefit from exemptions or deferments in the payment of interest rates on loans or to obtain financing on preferential terms. In addition, the owners of shopping centres in St Petersburg are calling for force majeure to be recognised in the event of loan defaults, as this could also help to avoid widespread bankruptcy. The letter also points out that the collapse of the sector would lead not only to mass layoffs - as more than 30,000 people work in the city’s shopping centres - but also to the closure of the pharmacies and grocery stores located within them, a sharp drop in the value of commercial property, the non-repayment of large-scale bank loans and other dramatic consequences. According to the promoters of the initiative, the number of visitors to the city’s shopping centres has plummeted by 90% and the tenants of the closed spaces are unable to pay rent and are demanding massive tax exemptions, while landlords continue to be forced to pay taxes and utility bills as if nothing had changed. In addition, while many tenants do not wish to terminate their lease agreements at the moment, they are asking landlords to review the conditions. In particular, some propose to pay a percentage of turnover instead of the fixed rent, which is obviously not convenient for shopping centres. The hope is therefore that the city authorities will also adopt measures in support of the landlords, including for instance the reduction in property tax for those shopping malls that will meet the tenants’ demands and grant them discounts or other forms of relief.

Alessandro Alessio

Regens Magazine 01/2020


Restaurant businesses for sale

Marbella, Puerto Banus

Sale of restaurant business in world-renowned tourist destination.

Link > here

French Riviera

Seaside restaurant for sale (leasehold) Link > here


Very well-established restaurant (leasehold sale) Link > here

Turin, downtown

Fast-food business in pedestrian street. Link > here

Costa Blanca, Spain

Pizza shop for sale in the province of Alicante. Link > here


Regens Magazine 01/2020

Hotels for sale Bibione, Italy 4-star for sale near Venice Link > here

Chianciano Terme, Italy 3-star hotel for sale. Listing price: 1,200,000 EUR Link > here

Castiglioncello, Italy Hotel for sale in close proximity to the beach. Link > here

Bali, Indonesia Beach hotel for sale. Listing price: 2,500,000 USD Link > here

Elba island, Italy Resort for sale in commanding position. Link > here

Regens Magazine 01/2020


Investment opportunities

Calabria, Italy

Hotel complex with sea views for sale at a bargain price! Link > here

Croatia, Istria

Building land for the construction of an 18-unit apartment building. Link > here

Croatia, Kvarner

Seaside hotel calling for reconstruction. Link > here


19th-century estate in Neo-classical style located 50 km away from Riga. Link > here


Regens Magazine 01/2020

Income-producing assets

Moscow, Russia

Class-A office building for sale as an income-generating asset (fully tenanted). Link > here

Portoroz, Slovenia

High-street retail premises for sale on the waterfront. Link > here

Moscow, Russia

Spacious 2-storey office rented out to a coworking station Link > here

France, Limousin

Apartments with guaranteed returns (5 - 8% p.a.) in new golf&spa resort operated and managed by Wyndham hotel group. For further information click > here

United Kingdom

Investments with guaranteed returns in care homes managed by leading professional operator. Link > here Regens Magazine 01/2020


Luxury estates Lake Maggiore area, Italy

Renovated historic mansion 15 km from the lake. Link > here

French Riviera, Cap d’Antibes

Villa with beautiful garden and pool in close proximity to the beaches. Link > here


Luxurious Neo-gothic villa with park and indoor pool just 15 km from Milan. Link > here

Abano Terme near Venice

Majestic 16th-century villa with large park.

French Riviera, Villefranche-sur-Mer

Link > here

Modern luxury villa with breath-taking views. Link > here

Lake Como

Elegant 18th-century mansion with panoramic terrace with lake views. Link > here


Regens Magazine 01/2020

Expert opinion / Focus on Italy

Buying heritage listed properties in Italy: pros and cons As everybody knows, Italy boasts a sumptuous and varied artistic and architectural heritage and every city on the peninsula is dotted with a myriad of buildings that are genuine works of art of the highest historical and cultural value, often reflecting the very identity of the places where they stand. We have exchanged a few words with architect Gianluca Paron, head of an architectural studio located in Trieste, and asked him what should be expected by those domestic and international investors who dream of owning a «piece of history» of the Belpaese. Q - Gianluca, first of all, when did the first heritage building protection acts come into force in Italy? A - In the Peninsula the concept of «monument» has been known since Roman times, but the first attempts to set forth proper norms regarding their protection were carried out only in the Papal States during the Renaissance. Following the issuing by the Pope of several bulls on the subject, on April 7, 1820, the so-called Pacca Decree («Editto Pacca») was passed, which served as a milestone from which the relevant legislation of that time and of later centuries stemmed. The Editto Pacca among other things imposed the extension of the protection measures to different types of objects, set forth regulations for archaeological excavations and exports, established the principle of cataloguing and provided for restrictions on private property by establishing specific monitoring authorities. Q - Since when has a proper law for the protection of heritage listed buildings been in force in Italy in Italia? A – After 1860 the Italian State continued to refer to the Editto Pacca, in particular for the regulation of the art market. The first attempts at protection legislation were made in 1872, but it was not until 1902 that the first law, n. 185/1902, was passed. However, it was only in 1909, with the Rosadi law, n.364/1909, that for the first time the protection of objects of the cultural heritage was introduced. The law’s fundamental principles included: the inalienability of state property and public property, protection obligations for private owners of listed properties, the introduction of the first refusal right for the State in the case of alienation of privately owned liste property and the establishment of the Superintendencies as local offices of the State controlling the territory. In 1939 the main laws of the Italian State on the protection of listed properties were issued (the so-called «Bottai law»): n.1089/1939 for the protection of objects of historical and artistic interest and n.1497/1939 which aims at the safeguard of natural beauties. For completeness’ sake it’s worth adding that only in 1999, with the Law Decree n. 490/1999, all the legislation on the objects of the cultural heritage was reorganized in a single set (Testo Unico). Eventually in 2004 a new Code of Cultural Heritage was approved by the Council of Ministers of Italy and is still in force today. Q - What are the most typical obligations to which must adhere the owners of heritage listed buildings? A - Basically there are two types. The first relates to «man-made» assets, e.g. buildings, blocks of buildings, historic mansions, etc. which are protected because of their history, their architectural uniqueness or even for the materials they were built with, as they are regarded as identifying the culture, history or art of our country and, therefore, must be carefully saved from destruction, decay or alterations. The second case relates to environmental restrictions aiming at the preservation of a specific landscape, which is considered of great value. The relevant regulations are contained in Part III of the Code of Cultural Heritage, and very often are applied to very large portions of territory.

Regens Magazine 01/2020


Q - Are there still regional grants in place for the restoration of cultural heritage properties? Is it possible or realistic for the owners of these properties to get access to this sort of funding programmes? A - The «Code of Cultural and Landscape Heritage» dating from January 2004 states that public and private entities are obliged to guarantee the conservation of the listed objects in their ownership and to bear the costs linked with their maintenance. The protection regulations give the regional authorities the right to partly funding the expenses incurred by the owner for the restoration of the assets of architectural interest. This is set forth by articles no. 35, 36 and 37 of Law Decree 42/2004. I personally always advise to try applying for them, even though this sort of requests often are left unheeded due to the local authorities’ lacking funds for these purposes. Q - Many investors like the idea of converting old buildings, historical mansions or castles into boutique-hotels, apart-hotels or similar. Is the procedure for the change of use of a heritage listed property more complex than for unlisted buildings? Or does that depend primarily on the local planning regulations, provided that the elements subject to the protection obligations are duly preserved? A - The rehabilitation of a listed asset in a bad state of repair, if carried out by a private entity, usually is aimed at bringing new life to the property in view of its best possible use. This is clear also to the controlling authorities, as a consequence they usually take into due consideration the proposed changes of use provided that the protection of the property is guaranteed and the prescribed constraints are respected. In any case, the proposed change of use must also be compatible with the provisions of the municipal master plan. If this is not possible, the owner has in any case the possibility to submit a detailed plan with a variation request. Q - Do owners of listed properties enjoy other incentives or tax relief? A - While owning a listed property gives access to several benefits, including discounted tax rates and the possibility of free rental contracts, on the other hand, the imposed restrictions do not confer significant advantages. Still the tax advantages currently in force are varied and very appealing and include, but are not limited to: reduced rates applicable to the income tax, tax bonuses calculated on the amount of expenses borne by the owner, discounts on registration duties, mortgage and cadastral taxes, inheritance and donation taxes, municipal property tax, etc. Q - What’s the typical timeframe for obtaining permits for the rehabilitation or change of use for properties of the cultural heritage? A - The release or denial of permits for the conversion of listed properties often depend on the Superintendency officials’ subjective judgments. In certain cases the applicant is required to make additions or amendments to the project. Usually, once the project has been submitted to the relevant authority, the process does not exceed 2-3 months. On the other hand one should take into account also the urban planning concessions to be released by the municipality, whose timeframe depends on the extent of the project. In some case it could be possible to start the works straight away, while in other a period of up to 4-5 months should be expected.

The full version of the interview is available via this link

Other listings - Italy Lake Como area

Historic mansion calling for thorough renovation within easy driving distance from Milan. Asking price: 850,000 EUR negotiable

Milano-2, Segrate

Move-in ready 3-room apartment immersed in the green. Listing price: 435,000 EUR Link > here


House with vineyards for sale in the Monferrato. Asking price: 600,000 EUR Link > here

Saracinesco, province of Rome

Gracious property in Medieval hamlet within 1-hour drive from Rome. Asking price: 90,000 EUR Link > here


Regens Magazine 01/2020


Rare apartment with garden and sweeping sea views. Link > here

Nebida, Sardinia

Apartments for sale within easy driving distance from wonderful beaches. Link > here

Trieste, Strada Costiera

Villa with pool and direct sea access. Link > here

Rivarolo Canavese, Turin province Restaurant/store premises for sale by highly-trafficked roundabout. Link > here

Acqui Terme, Piedmont

Nice apartment for sale in the town center. Asking price: 280,000 EUR Link > here Regens Magazine 01/2020


Featured listing

A MEDITERRA a NEAN PARA A DISE Like a mirage of sunshine and blue...

Redevelopmenti opportunity

of a former bluefin tuna fishery and a private islet off the coast of Sicily into a high-class resort.

For further information please contact:


Regens Magazine 01/2020

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