Verified facts
Documented and capable of independent verification against title deeds, planning permits, corporate filings or executed agreements.
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Agrate Conturbia Development Project
Futuro Agrate Ltd / Platani S.r.l. — Piemonte, Italy
An opportunity is offered to acquire a controlling interest in Futuro Agrate Ltd and participate in the development of one of the largest land development projects in Northern Italy.
The project is located in the municipalities of Agrate Conturbia and Divignano (Piemonte, Italy) and involves the consolidation of a land bank of approximately 215.3 hectares, followed by obtaining planning approval for approximately 62,000 sq.m of total development volume. Indicatively, 215.3 hectares less the proposed dedication of approximately 3.3 hectares to the Municipality leaves approximately 212 hectares; this is arithmetic only and no net developable area has been verified.
The target development potential of the project is approximately 62,000 sq.m, including the reconstruction of the historic castle comprising approximately 7,000 sq.m.
The proposed €20 million commitment comprises a €17 million project loan and a separate €3 million purchase of 51% of Futuro Agrate Ltd. Debt-payment priority does not determine the equity-transfer date, which remains to be agreed in definitive documentation.
Not an equity investment. A senior secured development facility.
€17,000,000
Permitted use of proceeds
Objective: to create a fully consolidated, permitted and materially more valuable development platform.
The proposed facility would be secured over the project perimeter. Ranking, title, due diligence and perfection are to be agreed in the definitive documentation; status is not represented here.
Subject to agreed ranking and definitive transaction documents.
Timing and conditions of the equity transfer remain to be agreed in the definitive documentation; no automatic milestone is stated here.
€3,000,000
Conditions to Stage 2
The €3 million is the proposed purchase price for the participation and is not part of the €17 million project budget.
Capital Path
Investor
€17M Senior Secured Development Loan
Proposed security across the project perimeter (ranking to be agreed)
Land Consolidation
~215.3 ha assembled into a single land bank
Planning & Permitting
Masterplan, documentation and approvals
Additional 40,000 sqm Development Rights
Incremental permitted GFA
Project Value Increases
Consolidated, permitted development platform
Loan Fully Repaid
From refinancing and future project financing
Investor Acquires 51% for €3M
Control of the platform post value creation
Long-Term Ownership and Profit Participation
Continued 51% economic interest
Investor Position
Senior ranking ahead of all equity capital.
Asset-backed collateral across land and corporate structures.
Debt service precedes any distribution to founders.
51% ownership retained after full repayment.
Debt-payment priority and equity-transfer timing are separate matters to be agreed in the definitive documents.
€120,000
Expected duration: Approximately 1.5 months
Full-scope DD presentation (PDF, in Russian)These amounts are paid immediately to Futuro Agrate Ltd and form part of the overall transaction structure.
The €17,000,000 facility is provided on a staged basis, within an approved budget and subject to satisfaction of agreed conditions precedent. Funds are channelled through controlled project accounts, and material expenditures, additional fundraising, asset transactions and other key decisions require prior Investor approval.
€10,000,000
Result:
€2,000,000
Result:
€3,000,000
Note:
€2,000,000
Upon completion of consolidation, Futuro Agrate Ltd owns 100% of Platani S.r.l.
Platani S.r.l. owns:
Total land under control
~215.3 hectares
Net development area (after public dedication)
~212 hectares
Subject to completing the acquisitions and to transfer and registration, the project would combine prospective development rights from three sources:
Existing rights
8,000 m²
Transferred rights
7,000 m²
Castle reconstruction
7,000 m²
Total prospective rights (conditional)
22,000 m²
Next Development Stage
The consolidation creates the legal and planning framework necessary to obtain approvals for 62,000 sq.m of total development volume on an indicative ~212 hectares (unverified), including 7,000 sq.m of castle reconstruction.
New construction
55,000 m²
Castle reconstruction
7,000 m²
Total target volume
62,000 m²
As the general master plan is prepared and a building permit is obtained for 8,000 m², the first development phase is launched comprising a 3,000 m² hotel with a panoramic restaurant and villas of 180 m² each. The development plot is sold to a construction company for €5–6 million with deferred payment terms. Upon completion of this sale, investors receive the first return of the loan provided to Futuro Agrate Ltd.
Total permitted area
8,000 m²
Hotel building
3,000 m²
Villas
180 m²
Plot sale to developer
€5–6 million
First investor return
Loan repayment to investors
After completion of land bank consolidation, registration of title and security, confirmation of development rights and completion of agreed pre-project milestones, the Investor acquires 51% of Futuro Agrate Ltd for €3,000,000. At the first stage, the Investor acts as a secured priority creditor controlling the use of the provided capital and key project decisions; at the second stage, it acquires corporate control over the formed development platform and preferred participation in the further growth of its value.
Investor stake
51%
Futuro Agrate Ltd
Acquisition price
€3,000,000
Post-closing ownership structure
This structure enables a partial return of the founders’ initial investments while ensuring they remain substantially invested and continue to participate in management, planning approvals and project implementation.
| Total development volume | 62,000 m² |
| Average construction cost | €2,500 / m² |
| Saleable area | 43,400 m² |
| Average sales price | €6,500 / m² |
| Assumed sales revenue | ~€282 million |
| Assumed construction costs | ~€155 million |
| Revenue less assumed construction costs (not investor profit) | ~€127 million |
The investor enters the project at the asset consolidation stage, obtains effective control over the corporate structure before completion of the acquisitions, benefits from security over shares and real estate assets, participates in the creation of a strategic land bank exceeding 215.3 hectares, and gains exposure to a development project with the potential to secure approximately 62,000 sq.m of approved development rights in one of the most attractive development regions of Northern Italy.
This is not a land acquisition — this is a controlled entry into an activated development cycle with structured downside protection and scalable upside.
Futuro Agrate acquires and consolidates land assets, prepares the territory masterplan, secures the required approvals, defines the infrastructure obligations and sells prepared plots — or the whole land project — to developers and operators. Villas, the hotel, wellness and education facilities are later phases delivered by separate parties under separate financing.
The current stage is asset consolidation and permitting preparation. The actual status of the acquisitions and registrations is verified in due diligence; the supporting documents are made available in the data room.
Target scenario. Subject to completion of the acquisitions, receipt of permits, actual costs and sale terms. This is not a received buyer offer and not a guarantee of outcome.
| Use of funds | Amount |
|---|---|
| Acquisition of Platani S.r.l., settlement of the liabilities provided for in the transaction, consolidation of the core asset | €10M |
| Plot of approx. 3.3 ha with 7,000 m² of transferable building rights | €2M |
| Historic castle with approx. 12 ha of grounds and approx. 7,000 m² of reconstruction volume | €3M |
| Masterplan, design, technical and environmental studies, legal work, approvals | €2M |
| Total project loan | €17M |
| Investor acquisition of 51% in Futuro Agrate Ltd | €3M |
| Total commitment | €20M |
The sequence separates four distinct events. Signing a contract, receiving cash and paying the investor are not the same thing.
Rights are separated by status. All figures are stated figures subject to documentary verification in due diligence; none of them is presented as a confirmed permit.
A precise investor return is not published until the distribution waterfall and a full cash calculation are agreed. Refinancing is shown as a possible source of loan repayment and requires a decision by a new lender.
This scenario is outside the land project: it requires separate financing and carries construction and commercial risk. Without confirmation of the full cost base, €127M is not net profit, and no guaranteed return on the initial €20M is derived from it.
Every material statement in this proposal is classified below by the strength of its evidence and carries a named source and a date. Nothing is presented as fact unless it can be verified against a document.
Documented and capable of independent verification against title deeds, planning permits, corporate filings or executed agreements.
No entries in this category.
Third-party statistics and benchmarks. Attributed to the issuing body with its publication date; not produced by Futuro Agrate.
Residential transaction price bands for the Novara province and the Lake Maggiore belt are published semi-annually and are used as the external reference for the model’s pricing inputs.
Population, household formation and internal migration series for Lombardy and Piedmont are the demographic basis for demand statements on these pages.
Italy’s flat-tax regime for new residents and the investor visa framework are set by primary legislation and administered by the tax authority; terms and thresholds are subject to change by law.
Professional judgement of named advisers. Opinion is not valuation, appraisal or assurance.
Masterplan 2026 — zoning, density distribution and six-phase sequencing — represents the professional judgement of the project’s planning and architecture team. It is a design position, not a valuation or a planning consent.
The debt-first sequencing (principal, then accrued interest, then advances, then equity) reflects counsel’s structuring view on lender protection; it does not constitute legal or tax advice to any recipient.
Downside, base and upside cases produced by the internal financial model under stated assumptions. Outputs change when assumptions change.
Phase 1 is modelled in downside, base and upside cases across construction cost, sales price and absorption. The illustrative base case assumes an average build cost of €2,500/m² and an average sales price of €6,500/m².
The modelled gross land-project sale range is €50–70M (base €60M). The proposed waterfall applies proceeds to debt principal, accrued interest and fees, agreed additional advances, applicable liabilities and taxes, then residual equity distributions under definitive terms.
Forward-looking estimates of timing, absorption and pricing. Not a promise, guarantee or projection of returns.
Progression from the prospective conditional 22,000 m² combination toward the 62,000 m² target programme depends on acquisitions, verification, transfer, registration and the planning process. Timing remains to be agreed and is not a contractual commitment.
Absorption of residential and serviced product is forecast from regional demand and comparable schemes. Forecasts are estimates, not commitments, and carry no assurance of price or velocity.
The long-term intent of the developer. Ambition is neither permitted, financed nor underwritten at the date shown.
Total territory of 215.3 ha, of which approximately 212 ha is indicative arithmetic after the proposed 3.3 ha dedication (not a verified net developable area), assembled across Platani S.r.l. and adjacent parcels at Agrate Conturbia (Novara, Piedmont).
Project-stated rights: 8,000 m² at the core asset subject to documentary verification; 7,000 m² at the castle conditional on acquisition and verification; and 7,000 m² transferable subject to municipal conditions, transfer and registration. The prospective combined 22,000 m² is conditional.
Proposed €17,000,000 project loan plus a proposed €3,000,000 purchase of 51% of Futuro Agrate Ltd. Security, ranking and perfection are subject to due diligence and definitive agreements; transfer timing remains to be agreed.
A perspective build-out of approximately 250,000 m² GFA across the full 215.3 ha over the project’s long-term horizon. This volume is not permitted, not financed and not underwritten today.
The intent is a single walkable estate combining residences, hospitality, wellness, sport, nature and everyday services under one long-term management structure.
This document is provided for information purposes only to prospective qualified investors as a preliminary overview of the project. It does not constitute a public offer, solicitation, investment recommendation, or financial, legal or tax advice, and creates no binding obligation between the parties.
The stated 8,000 sqm of core-asset rights remains subject to documentary verification. A further 7,000 sqm at the castle depends on acquisition and verification, while 7,000 sqm of transferable rights depends on municipal conditions, transfer and registration. Accordingly, ~22,000 sqm is a prospective conditional combination, not all currently confirmed or owned rights. ~62,000 sqm is the target approval volume.
The acquisition and consolidation of Platani S.r.l., the 3.3-ha parcel and the castle estate are described as proposed transactions, subject to due diligence and definitive documentation. These materials do not verify title status, the presence or absence of encumbrances, or completion of those transactions.
€50–70M is a modelled gross land-project sale range (base €60M), not a received offer or investor net profit. The 24–36 month target requires an agreed starting event. In a separate construction scenario, €282M less €155M equals a €127M gross difference before other costs; it is not net profit or an investor return.
The described structure (Futuro Agrate Ltd SPV, €17M secured facility, acquisition of 51% for €3M, share pledges and mortgages) reflects the parties’ intentions and remains subject to finalisation in legally binding documentation following DD. Terms may change based on negotiations, regulatory and tax considerations.
These materials are intended solely for professional / qualified investors under the laws of the recipient’s jurisdiction. Distribution to the general public, retail investors, or in jurisdictions where such offer would be unlawful is not permitted.
Before making any investment decision, the recipient must conduct independent due diligence and consult qualified legal, tax and financial advisors. Real estate development investments involve significant risks, including the possible total loss of invested capital.
Institutional investors, family offices and strategic partners are invited to request the full investment dossier and arrange a private briefing.
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