Belle Époque Palace 1886 Sea Views | Off-Market Sanremo | Multiple Destinations
Sanremo

Belle Époque Palace 1886 Sea Views | Off-Market Sanremo | Multiple Destinations

🔐 BELLE ÉPOQUE PALACE 1886 - OFF-MARKET OPPORTUNITY SANREMO RIVIERA
CONFIDENTIAL MARKETING | MULTIPLE PREMIUM DESTINATIONS
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⚠️ ABSOLUTE CONFIDENTIALITY
This property is marketed discreetly per seller's instructions.
Identity revealed after NDA signature and buyer qualification.
Site visits only after investor profile validation.

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🏛️ THE PROPERTY

Authentic Belle Époque palazzo dating from 1886, witness to the Italian Riviera's golden age. This historic 1,165 sqm residence on exceptional 5,000 sqm landscaped grounds (including 800 sqm Mediterranean garden) represents a unique investment opportunity on the Riviera dei Fiori.

ARCHITECTURE & VOLUMES
• Preserved Belle Époque classified façades (frescoes, stucco, period moldings)
• Palatial volumes: 3.5-4.5m ceiling heights, 80-120 sqm reception halls
• Monumental Carrara marble staircase, original stained glass, Versailles parquet
• Panoramic terraces with 180° Mediterranean sea & Ligurian hills views
• Italian-style garden: century-old olive trees, Phoenix palms, wisteria pergola

SURFACES & CONFIGURATION
• Total living area: 1,165 sqm across 3 noble levels + convertible attics (300 sqm)
• Current layout: 15-20 main rooms adaptable to final destination
• Outbuildings: Former stables 200 sqm (conversion possible to spa, restaurant, staff quarters)
• Land: 5,000 sqm (landscaped garden + parking zone 15-20 vehicles + development reserve)
• Unobstructed sea views with planning protection, full southwest exposure

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🎯 MULTIPLE POSSIBLE DESTINATIONS

This property offers exceptional flexibility according to buyer's vision:

### 🏰 **OPTION 1: UHNWI PRIVATE PALACE**
**Prestige private residence for wealthy family**

**BUYER PROFILE:**
• Ultra High Net Worth Individuals (fortune > $50M)
• Royal families & international aristocracy
• Tech/finance entrepreneurs Silicon Valley, London, Dubai
• Gulf States clientele (Emirates, Saudi Arabia, Qatar, Kuwait)

**SPECIFIC ADVANTAGES:**
✓ Dolce vita lifestyle 35km Monaco, 55km Nice, 150km Milan
✓ Immediate proximity to 5 premium marinas (superyachts up to 100m)
✓ 3 championship 18-hole golf courses within 10km radius
✓ Exceptional Mediterranean climate (300 sunny days/year, mild winters 12-15°C)
✓ Attractive Italian taxation vs France/UK (7% flat tax for eligible foreign residents)
✓ Secure & discreet environment (gated community possible)

**TYPICAL USE:**
• Main or secondary residence 8-12 suite bedrooms
• Staff/security apartment in outbuildings
• Private spa, gym, home cinema, wine cellar
• Helipad possible (permits to obtain)
• Car collection garage (15+ spaces)

**ESTIMATED TOTAL BUDGET:**
• Acquisition: €7,500,000
• Ultra-luxury renovation: €4,000,000 - €6,000,000 (€3,500-5,000/sqm)
• **TOTAL: €11.5 - 13.5M** | Final value: €18-22M

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### 🏨 **OPTION 2: 5-STAR LUXURY BOUTIQUE HOTEL**
**Independent hotel establishment or prestige chain**

**BUYER PROFILE:**
• Boutique hotel groups (Small Luxury Hotels, Design Hotels, Relais & Châteaux)
• Independent hotel investors (family offices)
• Hospitality investment funds (Blackstone, Starwood Capital, etc.)

**POSSIBLE CONCEPTS:**
✓ **Wellness Retreat**: 15-18 suites + thermal spa + yoga studio (mindfulness clientele)
✓ **Classic Park Hotel**: 20-25 luxury rooms + Michelin gastronomic restaurant
✓ **Golf & Yachting Resort**: green fees packages + marina concierge (sports clientele)
✓ **Culinary Hotel**: Italian cooking classes + wine tasting (wine tourism)

**BUSINESS MODEL:**
• Average rate: €600-1,500/night depending on positioning
• Target occupancy: 70-80% (260-290 days/year)
• Projected revenue: €2.8-4.5M/year (depending on concept)
• EBITDA: 25-35% | ROI: 10-15%

**ESTIMATED TOTAL BUDGET:**
• Acquisition: €7,500,000
• Hotel renovation: €3,000,000 - €5,500,000
• **TOTAL: €10.5 - 13M** | Operating value: €16-20M

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### 🏥 **OPTION 3: PREMIUM SENIOR RESIDENCE**
**Medicalized facility (nursing home) or independent (senior living)**

**BUYER PROFILE:**
• Silver economy specialist groups (Orpea, Korian, Domitys, Les Senioriales)
• Healthcare real estate funds (Primonial REIM, La Française REM)
• Luxury senior living developers (Cogedim Club, Kaufman & Broad)

**POSITIONING:**
✓ **Luxury Nursing Home**: 40-50 medicalized rooms, 24/7 medical staff
✓ **Independent Residence**: 25-35 service apartments (dining, activities, concierge)
✓ **Continuing Care**: autonomy + care mix (affluent clientele 75-90 years)

**STRONG MARKET:**
• Aging population: +30% seniors >75 years by 2030 Italy
• Premium supply shortage Liguria: 0.8 nursing home beds/100 residents (vs 2.5 France)
• International clientele: UK/German/Swiss retirees seeking mild climate
• Riviera monthly rates: €4,000-8,000/resident depending on standard

**BUSINESS MODEL:**
• Capacity: 35-50 residents depending on configuration
• Average rate: €5,500/month/resident
• Annual revenue: €2.3-3.3M
• EBITDA: 18-25% | Profitability: 8-12%

**ESTIMATED TOTAL BUDGET:**
• Acquisition: €7,500,000
• Transformation + compliance upgrades: €3,500,000 - €5,000,000
• **TOTAL: €11 - 12.5M** | Property + operating value: €15-18M

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### 🏛️ **OPTION 4: MIXED PALAZZO (Combined Use)**
**Family residence + rental income / events**

**BUYER PROFILE:**
• Wealthy family seeking residence + partial profitability
• Lifestyle entrepreneurs wishing to amortize investment
• Art collectors (transformation to private gallery + apartments)

**HYBRID CONCEPT:**
• Family apartment 400 sqm (noble floor)
• 8-10 suites short-term rental Airbnb Luxe (€6,000-12,000/week)
• Event space (weddings, corporate events, photo shoots): €50,000-80,000/year
• Artist/writer residency studio (cultural patronage)

**ESTIMATED INCOME:**
• Suite rentals: €250,000-400,000/year (50-60% occupancy)
• Events: €60,000-100,000/year (15-20 events)
• **Total revenue: €310,000-500,000/year**
• Operating expenses: -40% → **Net income: €185,000-300,000/year**
• Gross yield: 2.5-4% (+ asset appreciation)

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### 💎 **OPTION 5: DIPLOMATIC PALACE**
**Embassy residence, consulate or cultural institution**

**BUYER PROFILE:**
• Sovereign states (Gulf, Asian, Latin American country embassies)
• International organizations (UNESCO, philanthropic foundations)
• Cultural institutes (Goethe Institut, Alliance Française, British Council)

**SPECIFIC ADVANTAGES:**
✓ Prestige representation (classified historic architecture)
✓ Official reception spaces (120 sqm salons for diplomatic galas)
✓ Diplomatic staff housing (outbuilding apartments)
✓ Strategic location (35km Monaco/Fontvieille, diplomatic hub)
✓ Tax exemption (diplomatic immunity)

**VALUATION:**
• Acquisition price: €7,500,000
• Specific fit-out: €2,000,000 - €3,000,000
• **TOTAL: €9.5 - 10.5M**

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📍 EXCEPTIONAL STRATEGIC LOCATION

**IMMEDIATE ENVIRONMENT**
• 100m Sanremo Old Town (medieval Pigna, artisan market, starred restaurants)
• 200m Municipal Casino & Corso Imperatrice (luxury shopping, nightlife)
• 500m private beaches (stabilimenti: bagni Paradiso, Morgana)
• 2km Porto Sole Sanremo (800 berths, superyachts up to 100m)

**GOLF & SPORTS**
• 5km Golf degli Ulivi (18-hole championship, practice, clubhouse)
• 8km Sanremo Golf Club (18-hole sea view, par 71)
• 45km Circolo Golf Garlenda (Top 3 Italy, 27 holes)
• 10km Sanremo Tennis Club (clay courts, pro coaching)
• 15km Arma di Taggia Equestrian (equestrian center, trail rides)

**YACHTING & MARINAS**
| Port | Distance | Capacity | Max length | Services |
|------|----------|----------|------------|----------|
| **Porto Sole Sanremo** | 2km | 800 | 100m | Concierge, repairs, winter storage |
| **Porto Maurizio** | 15km | 1,000 | 80m | Harbourmaster, chandlery, fuel |
| **Monaco Port Hercule** | 35km | 700 | 150m | Ultra-luxury, F1/Yacht Show events |
| **Menton Garavan** | 25km | 774 | 50m | Border proximity, attractive rates |
| **Portofino** | 120km | 350 | 60m | Iconic marina, international jet-set |

**INTERNATIONAL CONNECTIONS**
• **35km Monaco** (30 min): Monte-Carlo, heliport (6 min to Nice), F1 Grand Prix
• **55km Nice** (45 min): International airport (150 destinations), Promenade des Anglais
• **75km Cannes** (1h): Croisette, Palais des Festivals, Cannes-Mandelieu airport
• **150km Milan** (2h15): Fashion capital, Malpensa/Linate airports (international hubs)
• **180km Genova** (1h45): Cruise port, Colombo airport, Europe Aquarium

**LUXURY LIFESTYLE & AMENITIES**
✓ 12+ gourmet restaurants (including 2 Michelin-starred within 15km)
✓ Haute couture shopping: Via Matteotti Sanremo, Avenue Princesse Grace Monaco
✓ Spa & thalassotherapy: Royal Hotel Wellness, Pigna Thermes, Cap Martin Thalasso
✓ Prestige events: Sanremo Festival (February), Monte-Carlo Rally, Monaco Yacht Show
✓ International schools: International School Monaco, Mougins British School (75km)

**EXCEPTIONAL MEDITERRANEAN CLIMATE**
• 300 days sunshine/year (European record with Malaga)
• Mild winters: 10-15°C (January-February)
• Temperate summers: 26-30°C (July-August) without heatwaves
• Swimmable sea 6 months: May to October (20-25°C)
• Protected microclimate: Southern Alps block cold northern winds

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💎 INVESTOR ADVANTAGES - ALL PROFILES

**MAJOR COMPETITIVE ADVANTAGES**
✓ **Absolute rarity**: Last Belle Époque property central Sanremo available (no sales since 2019)
✓ **Exceptional land**: 5,000 sqm in B2 zone (similar surfaces sold €1,500-2,000/sqm land alone)
✓ **Unobstructed sea views**: Planning regulatory protection (no construction possible in front)
✓ **Valuable heritage**: "Dimore Storiche Italiane" label eligible (tax advantages restoration)
✓ **Prior authorizations**: Destination changes + renovations validated by municipality (save 12-18 months)
✓ **Total flexibility**: PRG zoning authorizes residential, hotel, services, mixed uses

**ATTRACTIVE ITALIAN TAXATION**
• **Foreign resident flat tax**: 7% worldwide income (€100,000/year flat rate all sources) if >6 months/year Italy
• **Recoverable VAT on works**: 22% deductible if professional use (hotel, senior living)
• **Accelerated depreciation**: 3%/year commercial real estate vs 2% residential
• **Heritage tax credit**: Up to 65% expenses restoration classified historic buildings
• **IMU exemption**: Property tax exemption if hotel operation >8 months/year
• **Reduced inheritance tax**: 4% direct line (vs 20-45% France) if main residence >5 years

**INTERNATIONAL COMPARISON (Equivalent property)**
| Destination | Price/sqm | Taxation | Climate | Accessibility |
|-------------|-----------|----------|---------|---------------|
| **Sanremo** | €6,500/sqm | ⭐⭐⭐⭐⭐ | ⭐⭐⭐⭐⭐ | ⭐⭐⭐⭐ |
| Monaco | €45,000/sqm | ⭐⭐⭐⭐⭐ | ⭐⭐⭐⭐⭐ | ⭐⭐⭐⭐⭐ |
| Nice/Villefranche | €12,000/sqm | ⭐⭐ | ⭐⭐⭐⭐ | ⭐⭐⭐⭐⭐ |
| Portofino | €18,000/sqm | ⭐⭐⭐⭐ | ⭐⭐⭐⭐⭐ | ⭐⭐⭐ |
| Cannes | €15,000/sqm | ⭐⭐ | ⭐⭐⭐⭐ | ⭐⭐⭐⭐ |

**ASSET APPRECIATION**
• Current price: **€6,437/sqm** (€7.5M / 1,165 sqm)
• Renovated market price: **€12,000-15,000/sqm** (Riviera comparables)
• **Potential capital gain: +85% to +135%** (excluding works)
• Completion time: 18-24 months (renovation + operational launch)

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📊 TECHNICAL INFORMATION

**CADASTRE & URBAN PLANNING**
• Cadastral reference: [Provided after NDA signature]
• PRG zoning: B2 (Centro Storico) - Multiple destinations authorized
• Volume: Existing preserved, limited extensions 10-15% possible
• Façades: Belle Époque classified - Restoration per Sovrintendenza Beni Culturali
• Permits: Destination change validated, building permit filed (favorable opinion)

**DETAILED SURFACES**
• Total living area: 1,165 sqm (verified cadastral)
• Convertible attics: 300 sqm (ceiling height >1.80m)
• Outbuildings: 200 sqm (stables + sheds)
• Terraces: 150 sqm (balconies + roof terrace)
• **Total developable area: ≈ 1,815 sqm**

**CONDITION & WORKS**
• Structure: Sound (load-bearing walls, foundations OK)
• Roof: Marseille tiles, wooden framework, correct condition (revision necessary)
• Façades: Frescoes & stucco to restore (quotes €180,000-250,000)
• Interiors: Complete all-trades renovation required
• Networks: Electrical, plumbing, heating standards upgrade mandatory

**ENERGY & ENVIRONMENT**
• Energy class: F (54.75 kWh/sqm/year) - Improvement to B-C possible
• Estimated CO2 emissions: 12-15 kg/sqm/year (class E)
• Eco-solutions: Roof solar panels (20 kW), heat pump, dual-flow VMC
• Post-renovation savings: -60% consumption (annual bill €11,000 → €4,500)

**ANNUAL TAXES & CHARGES (Current residential use)**
• IMU (property tax): ≈ €8,500/year
• TARI (garbage collection): ≈ €2,100/year
• **TOTAL public charges: ≈ €10,600/year**

⚠️ **NOTE**: IMU exemption possible if hotel use (operation >8 months/year)

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🔐 CONFIDENTIAL ACQUISITION PROCESS

**STEP 1: BUYER QUALIFICATION** (D+0 to D+3)
• Investor project presentation (3-5 page summary file)
• Proof of funds (bank certificate / account statement)
• NDA signature (bilateral confidentiality agreement)
• Property identity reveal + complete documentation

**STEP 2: DUE DILIGENCE** (D+7 to D+21)
• Accompanied site visit (architect + surveyor available on request)
• Access to technical files (visura catastale, APE, plans, work quotes)
• Buyer project feasibility study (municipality authorization, detailed budget)
• Formal purchase offer (compromesso di vendita)

**STEP 3: NEGOTIATION & AGREEMENT** (D+30 to D+45)
• Seller offer validation (7-day response time)
• Suspensive conditions negotiation (financing, authorizations, due diligence)
• Agreement signature at notaio (10-20% deposit)
• Completion period: 60-90 days

**STEP 4: FINALIZATION** (D+90 to D+120)
• Suspensive conditions lifting
• Final verifications (geometra, lawyer)
• Authentic deed signature at notaio
• Key handover + property transfer

**EXCLUSIVE SUPPORT**
✓ Comprehensive acquisition process support (notaio, lawyer, bank)
✓ Qualified professionals connection (heritage architects, construction companies)
✓ Financial structuring assistance (Italian banks, investment funds)
✓ Optional site supervision (delegated project management)
✓ Post-delivery operational support (staff recruitment, marketing)

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💰 COMMERCIAL CONDITIONS

**SALE PRICE: €7,500,000**
*(Negotiation possible depending on buyer profile and project commitment)*

• Notary fees buyer: ≈ 2-4% (€150,000-300,000)
• Acquisition taxes: Imposta registro 9% (€675,000) OR 22% VAT if company

**AVAILABLE FINANCING**
• Italian partner banks: LTV up to 60% hotel projects (Intesa Sanpaolo, UniCredit)
• Hospitality investment funds: Ticket €5-15M (Blackstone, Starwood, AXA IM)
• Family offices: Co-investment possible (Italian SPV structure)

**AVAILABILITY: Immediate** (property free of any occupation)

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📧 EXCLUSIVE MANDATARY CONTACT

****

International Prestige Investment Specialist

📱 Mobile: [YOUR PHONE]
✉️ Email: [YOUR EMAIL]
🌐 Website:
📍 Office: [YOUR ADDRESS]

**Confidential reference: RIV-SAN-BE1886**
Exclusive mandate N° [NUMBER]

⚠️ **DISCREET MARKETING**
Property identity revealed after NDA signature.
Site visits by appointment only (72h notice) after project qualification.
Complete documentation (business plans per destination, architect plans, HD photos, visura catastale) provided after buyer commitment.

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"The last Belle Époque heritage opportunity central Sanremo"
🔐 OFF-MARKET OPPORTUNITY - Reserved for qualified investors
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