A land development
opportunity in Piemonte
215.3 hectares of land between Milan, Lake Maggiore and the Swiss border — structured for institutional land development and co-investment through a UK–Italy SPV.
Targeted combined perimeter; acquisitions are not completed. The €20M is a proposed participation, not completed fundraising. The €50–70M sale value is modelled and conditional on planning approvals and a buyer; it is not committed or guaranteed. No timeline is committed: the schedule depends on the approval process and will be agreed with counterparties.
A bankable
institutional
asset story.
Futuro Agrate is a land development opportunity in the Piemonte region (Northern Italy), based on the consolidation and entitlement of a 215.3-hectare land asset in the Agrate Conturbia area.
The opportunity focuses on land development: assembling the perimeter and taking it through the Italian planning system. The masterplan targets approximately 62,000 m² of gross floor area in the initial phase, with up to 250,000 m² described only as a long-term perspective outside the base case. Both depend on approvals that are not yet granted.
A key feature is the ability to create value through land control, masterplanning and permitting before construction begins. Approximately 8,000 m² of building rights are stated for the first stage under existing planning documentation, subject to document verification in due diligence.
215.3 hectares of land in the prestigious Piemonte region, Northern Italy
Stated first-stage building rights of 8,000 m², subject to document verification
Land development potential of 62,000 m² in Phase One, 250,000 m² long-term
Value creation through land control and entitlements before construction begins
Project financing model using bank project finance
Modelled land sale value of €50–70M, conditional on approvals and a buyer
Between Milan, the lakes
and Switzerland.
Why Piemonte
The Piemonte region is considered one of the most prestigious and stable real estate markets in Northern Italy. It is known for:
Proximity to Milan and international transport hubs makes Piemonte attractive to both Italian and international property buyers.
Strategic
accessibility.
Agrate Conturbia is strategically located between several key destinations in Northern Italy.
What We Develop
A fully integrated master-planned community covering all major real estate and lifestyle categories.
Luxury Villas
Garden, lake-view and prestige estates from 150 to 600 sqm in curated residential clusters.
Boutique Hotel & Wellness
4-star hotel with spa, wellness center and conference facilities as the community anchor.
Aquapark & Leisure
Year-round aquapark, swimming pools, and lakeside recreation areas.
Golf & Sports
18-hole golf course, equestrian center, tennis courts, and active lifestyle infrastructure.
Education & Social
International school, kindergarten, medical clinic, and community services.
Commercial & Retail
Shopping areas, restaurants, and mixed-use commercial zones serving residents and visitors.
Phased delivery,
minimising risk.
First Stage — 8,000 m²
Approximately 8,000 m² of stated building rights under existing planning documentation, subject to verification in due diligence. This stage serves several key tasks:
- Project launch
- Confirmation of the development model
- Creating a basis for developing the master plan for the entire territory
Scaling to 62,000 m²
Further development involves increasing the construction volume to 62,000 m². The phased strategy allows:
- Minimizing risks
- Optimizing investments
- Gradually increasing project value
We acquire the land. We secure the permits. We sell the prepared project to developers.
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.
Budget: where the money goes
| 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 €3M for the stake is the price of participation in the company, not an additional construction budget.
- ◆€20M is not the full cost of delivering the entire complex.
- ◆Infrastructure costs, municipal obligations, taxes, loan interest and contingency require confirmation by project documentation and are not claimed to be already included in the €2M preparation budget.
Stages and cash events
- Timing or condition
- approx. 1.5 months
- Action
- Legal, financial, technical and planning review of the assets
- Spend
- €120k review budget; security payments of €140k (Platani) and €100k (additional plot)
- Result or inflow
- Confirmation of asset composition, rights and liabilities
- Timing or condition
- after positive due diligence and satisfaction of closing conditions
- Action
- Purchase of the assets, settlement of agreed liabilities, perfection of title and security
- Spend
- €15M per the acquisition budget
- Result or inflow
- Consolidated land perimeter held by the project companies
- Timing or condition
- per the approvals schedule
- Action
- Territory masterplan, approvals, registration of additional rights, preparation of plots for handover to buyers
- Spend
- €2M project preparation
- Result or inflow
- Target approved volume of 62,000 m²
- Timing or condition
- per the terms of the developer contract
- Action
- Planned sale to a developer of a starter plot for approx. 8,000 m² of construction
- Spend
- —
- Result or inflow
- Indicative €5–6M; the contract may provide for deferral, and loan repayment follows actual receipt of payments
- Timing or condition
- target horizon of 24–36 months with a starting event to be agreed
- Action
- Sale of the approved land project in whole or in parts
- Spend
- —
- Result or inflow
- Modelled range €50–70M, base case €60M
- ◆Security payments and the review budget are not automatically added on top of the €20M: their treatment follows the transaction documents and is not documented at this time.
- ◆No calendar closing date and no date for the first payment have been fixed.
- ◆Signing a contract is not equivalent to receiving the full price.
- ◆No double counting: once the starter plot is sold, the value of the remaining asset is recalculated — the €5–6M early sale is not added to the full value of the same perimeter.
When the investor receives money
The sequence separates four distinct events. Signing a contract, receiving cash and paying the investor are not the same thing.
- Trigger condition
- Execution of a contract with a buyer of a plot or of the project. No agreed date exists.
- What the investor receives
- No payment. A contractual claim to the price arises.
- Trigger condition
- Payment by the buyer: deposit on signing, balance per schedule; the contract may provide for deferral and instalments.
- What the investor receives
- No payment until funds are credited to the project company.
- Trigger condition
- As and when funds are actually received, on a priority basis.
- What the investor receives
- Repayment of the €17M principal plus accrued interest and fees.
- Trigger condition
- After full loan repayment and settlement of liabilities, taxes and mandatory payments.
- What the investor receives
- A share of the residual in line with the 51% holding and the agreed distribution order.
- ◆Trigger for the first inflow: a signed sale contract for the starter plot and actual payment by the buyer of the agreed first tranche. No calendar date is agreed and none is stated here.
- ◆Interest, fees, agreed additional advances, taxes and operating obligations are accounted for before the distributable residual is calculated.
- ◆The distribution waterfall and the resulting return are fixed by the final transaction documentation.
Status of assets and rights
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.
- Stated rights at the core asset (subject to verification)
- 8,000 m² of new construction
- Castle rights — on completing the acquisition and verification
- 7,000 m² of castle reconstruction; no separate exit value, cost or timeline is established
- Transferable rights — on conditions, transfer and registration
- 7,000 m² from the approx. 3.3 ha plot
- Total prospective conditional rights
- 22,000 m²
- Total target volume subject to approvals
- up to 62,000 m² in total, including the castle reconstruction
- ◆The 62,000 m² target is not already permitted: it is achieved through the approvals process.
- ◆250,000 m² is a long-term development perspective only and is not included in the base exit scenario.
- ◆The land perimeter is counted once: the castle grounds are part of the approx. 215 ha total and are not added again.
Investor participation terms
- ◆The proposed funding is a €17M secured project loan, with a proposed pledge over the shares of the project companies and over the land assets; security, ranking and perfection are subject to legal due diligence and the definitive documentation.
- ◆Separately, the investor acquires 51% of Futuro Agrate Ltd for €3M.
- ◆The timing and conditions of both the transfer and the payment of the 51% are to be agreed and will be fixed in the definitive documentation; no trigger or automatic event is agreed or represented here.
- ◆The settlement separates: gross sale proceeds, repayment of loan principal, interest and fees, distributable funds, and the investor’s own profit.
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.
Illustrative scenario of subsequent construction
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.
Two strategic approaches to maximize project value
Premium Medical & Wellness
Longevity infrastructure asset with diversified revenue streams and institutional-grade economics
Functional Zoning
Conceptual area allocation from the internal masterplan schedule. This is not a planning approval; the figures remain subject to the approvals process.
Investor Value Proposition
"We are not selling square meters. We are building a longevity infrastructure asset."
Revenue Streams
- Medical programs (high margin)
- Wellness subscriptions
- Long-stay patients
- Hotel ADR premium
- Ancillary services
Conceptual placement of facilities on the territory
Legend
| № | Name of building / structure | SLP, m² |
|---|---|---|
| 1 | Medical & Longevity Core | 15 000 |
| 2 | Castle Hotel & Conference | 10 000 |
| 3 | Wellness & Aquapark | 12 000 |
| 4 | Premium Residential Villas | 8 000 |
| 5 | Equestrian & Sports Complex | 5 000 |
| 6 | Education Campus | 5 000 |
| 7 | Commercial & Retail Zone | 4 000 |
| 8 | Parking Complex(Underground + surface) | 3 000 |
| 9 | Environmental Compensation Zone(Protected) | — |
| 10 | Artificial Lake & Recreation | — |
| TOTAL | 62 000 | |
| 1 | Total Territory | 2 153 000 m² (215.3 ha) |
| 2 | Surveyed planimetry (partial survey) | 1 242 175 m² |
| 3 | Development Zone | 855 837 m² |
| 4 | Environmental Compensation | 386 338 m² |
| 5 | Total SLP | 62 000 m² |
| 6 | Number of Structures | 8 |
Agrate Conturbia — strategic position in the Golden Triangle of Italian Lakes
Total Area: 2,153,000 m² (215.3 ha)
Plan your route to the territory
Indicative
project economics.
Illustrative economics of the subsequent construction stage, which would be carried out by third-party developers, not by investors in the land development. €127M is simply assumed revenue less assumed construction costs: it excludes land, finance, professional, marketing, tax and other costs, and it is not an investor profit, a forecast or an offer. Construction has not started.
Subsequent construction scenario
The economics of the later vertical construction stage, which would be carried out by third-party developers, are set out in the investment model above. They are illustrative assumptions, not an investor return, not a forecast and not an offer.
Read the investment modelA UK–Italy
co-investment vehicle.
Investors are offered participation through acquisition of a stake in Futuro Agrate Ltd, which controls the land asset and development structure.
Futuro Agrate Ltd · UK
Project holding company
Platani S.r.l. · Italy
Land asset owner
The structure is proposed and remains subject to legal due diligence and definitive documentation.
Proposed.
Subject to agreement.
The construction stage is expected to rely on bank project financing raised by the vertical developers. No financing has been committed or arranged at this stage.
Land is used as a contribution to the project
The bank finances construction
The developer manages project implementation
This is the intended structure, not a committed facility: no bank has approved or offered financing for the project.
Multiple liquidity
pathways.
Sale of the project to a strategic developer
Attracting an institutional investor at a later stage
Partial cash-out after obtaining full construction permits
Project refinancing
Competitive Advantages
Golden Triangle Location
25 min to Malpensa, 45 min to Milan, Lake Maggiore lifestyle. Premium international corridor.
Single Assembly Perimeter
A contiguous greenfield perimeter of approximately 215.3 ha is being assembled under one development programme. The acquisitions are not yet completed.
Institutional Structure
UK holding + Italian SPV. Transparent governance, clear legal framework for international investors.
Existing Core Rights
Approximately 8,000 m² of building rights are attached to the core asset under existing planning documentation, subject to document verification in due diligence.
Transparent Assumptions
All construction-stage economics shown on this site are stated as assumptions, with their conditions named. No market pricing is presented as verified.
International accessibility
The location is accessible from Milan, Malpensa and the Swiss border. Immigration and tax outcomes require independent advice and are not part of this investment case.
Investor
Relations
Schedule a territory visit or request our full investment prospectus under NDA.
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