FattoriaLAB

Tenuta Fattoria Vecchia

Fractional Ownership Model
 
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FattoriaLAB · Investment Model · V5.3

Tenuta Fattoria Vecchia — Fractional Ownership

Every field is editable and drives the dashboards. Data loaded: Modello V1.0 / EARE proposal.
Base currency
 

D&D — Drawings & Design
files stored inside the model · open in the original software

Previewnothing selected

Click a file on the left to preview it. Double-click, or use Open, to launch it in its own software.
Real Estate Value
€ 2.800.000
Alterations
€ 346.800
12.4% of RE
Total Investment
€ 3.161.800
F.O. Margin
€ 1.897.080
60.0%
Final Property Value
€ 5.058.880
Investment / built sq.m
€ 2983
1060 m² built
Benchmark / sq.m
€ 3200
active reference
Δ Investment vs bench.
-6.8%
Δ Final value vs bench.
+49.1%

Real Estate Value & Alterations
Purchase price of the estate plus every one-time cost needed to bring it to sale-ready condition. Alterations, FF&E and legal/deed setup are added to the Real Estate Value to give the Total Cost of Investment. The F.O. Margin is then applied on top to reach the Final Property Value, which is the basis for pricing fractions.
 investment · one-time

€
€
DescriptionCategory Unit PriceQty Total% Tot.
1 € € 33.000 9.5%
Total alterations budget from Modello V1.0 — break into detail lines as the quantity survey firms up.
2 € € 18.000 5.2%
No comment yet — click ✎ to add one.
3 € € 24.000 6.9%
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4 € € 10.800 3.1%
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5 € € 48.000 13.8%
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6 € € 96.000 27.7%
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7 € € 21.000 6.1%
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8 € € 14.000 4.0%
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9 € € 27.000 7.8%
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10 € € 25.000 7.2%
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11 € € 30.000 8.7%
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Grand Total — Alterations € 346.800100%
Alterations add 12.4% to the Real Estate Value.

Land & Surfaces
Surface basis for all €/sq.m indicators. Units Sq.M is the sellable area across all units; Common Spaces covers shared indoor areas. Land is shown in hectares for context — it is a value multiplier in Tuscany, not a per-sq.m addition.
 sqm basis

€
Total Built Sq.M1060 m²
Investment per built sq.m€ 2983
Land per built sq.m24.5 m² land / m² built

Market Benchmarks — €/sq.m
Reference market values per sq.m used to sanity-check our pricing. Tick the row you want driving the dashboard. Sources: idealista Q1-2026 provincial data, regional averages and upmarket restored-casale listings. All values are editable.
 editable · select active

€
Our property — target area value
UseReference€/sq.m Δ Invest.Δ Final
€ -6.8% +49.1%
€ +20.6% +93.0%
€ +21.0% +93.5%
€ -9.6% +44.6%
€ -29.0% +13.6%
€ — —
Δ columns compare our €/sq.m against each reference. The selected row (radio) drives the tab dashboard.
Total Annual Costs
€ 153.550
Seasonal Costs
€ 101.350
66.0% of total
Annual (12-month) Costs
€ 52.200
34.0% of total
Annual Fixed Costs
€ 13.800
Annual Fee per FO
€ 4265
36 fractions
Opex Ratio
3.0%
of final property value
Staff share of opex
40.4%
Operating season
225 days
20/03 – 30/10

Monthly Operating Costs
Seasonal running costs entered month by month. The estate operates a limited season, so costs are concentrated in the operating months. Change Operating Months and Season Start to shift the highlighted window.
 12 months · operating season highlighted

Jan—Feb—Mar12dApr30dMay31dJun30dJul31dAug31dSep30dOct30dNov—Dec—
Total €
Seasonal costs incurred only while the estate is open — season highlighted below
€ 62.000
€ 11.750
€ 22.600
€ 5000
Seasonal subtotal€ 101.350
Annual costs incurred all 12 months, open or closed — includes the yearly fixed costs
€ 14.400
€ 18.000
€ 6000
charged once a year € 0.17% of RE
€ 4800
charged once a year € 0.07% of RE
€ 2000
charged once a year € 0.09% of RE
€ 2500
charged once a year € 0.16% of RE
€ 4500
Annual subtotal€ 52.200
Total Annual Costs
€ 153.550
Annual Fee per Fractional Owner
€ 4265
Cost per operating week
€ 796

Annual Costs by Category
All annual costs consolidated. The Annual Fee per Fractional Owner is the figure each owner is billed each year: Total Annual Costs divided by total fractions.
 dashboard

CategoryAmount%
Staff & HR€ 62.00040.4%
Utilities & Consumption€ 11.7507.7%
Food & Consumables€ 22.60014.7%
Laundry€ 50003.3%
Maintenance Staff€ 14.4009.4%
Building Maintenance€ 18.00011.7%
Indirect & mixed Costs€ 60003.9%
Admin, CA & Consultants€ 48003.1%
Insurance€ 20001.3%
Reserve / Sinking Fund€ 25001.6%
Tax (IMU etc.)€ 45002.9%

Included Services
What the annual fee buys. These services carry no separate charge to the fractional owner — their cost sits inside the annual operating budget.
 covered by the annual fee

DescriptionScope CostQty Total
1 € € 0
Daily, included in the annual fee.
2 € € 0
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3 € € 0
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4 € € 0
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5 € € 0
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6 € € 0
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7 € € 0
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8 € € 0
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Value of included services € 0

Extra-Cost Services
Services owners and guests pay for on top of the annual fee — a revenue line, not a cost. Set the scope so the model knows whether a price applies per owner, per unit, or to the whole compound.
 billed separately

DescriptionScope CostQty Total
1 € € 0
Per Fractional Owner per night — multiply by the weeks each FO occupies.
2 € € 0
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3 € € 0
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4 € € 0
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5 € € 0
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6 € € 0
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7 € € 0
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8 € € 0
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9 € € 0
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Grand Total€ 0
Fractions sold / available
0 / 36
Sell-through
0.0%
Price per Fraction
€ 140.524
Fractional € / sq.m
€ 4773
vs bench € 3200
Projected Gross Sales
€ 5.058.880
100% sold
Total Cost of Sales
€ 621.299
12.3% of sales
EARE (Agency) costs
€ 252.944
5.0% of sales
Referral Agency costs
€ 177.061
3.5% of sales
Tenuta TFV costs
€ 191.294
3.8% of sales
Net Income from Sales
€ 4.437.581
at full sell-out
Margin on cost
+40.3%
Net Result (indicative)
€ 1.122.231
full sell-out, Yr 1 opex

Units & Fractions — from the units database
names, sq.m and prices are set in Settings

CodeTypeName Sq.MPhase Fractions€ / Fraction € / Unit Sold% Sold Value Sold
TOTAL 0€ 0 € 0 00% € 0
 

Sales Dashboard
actual position today

By phaseUnits FractionsSold %Value sold

Sales Forecast
simulation — does not change actual sales

Sales Costs — by charging party
Every cost of selling the fractions, split between the sales agency and the F.O. operator. Set a line as a percentage of projected gross sales, or as a fixed euro amount — the model derives the other figure either way.
 set % or fixed — the other is derived

Cost ItemCharged By Basis% Amount
1 €
EARE fee, 5% of gross fractional sales — charged once.
2 €
TFV pays this only when another agency introduces the buyer. Set the agreed % here; it stays at 0 for direct EARE sales.
3 €
€5,000/month × 6 months.
4 €
Pulled live from the 24-month marketing grid below. To type a figure by hand, change Basis to "Fixed €".
5 €
Contingency allowance on sales costs.
6 €
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EARE (Agency) subtotal 5.00%
€ 252.944
Referral Agency subtotal 3.50%
€ 177.061
Tenuta TFV subtotal 3.78%
€ 191.294
TOTAL Cost of Sales 12.28%
€ 621.299
% basis = Projected Gross Sales (all fractions × price): € 5.058.880. Marketing pulls its amount from the 24-month grid below.

Marketing & Promotion
Marketing and promotion spend spread over the 24-month sales campaign. This total feeds straight into the Sales Costs table.
 24-month campaign

JanFebMarAprMayJunJulAugSepOctNovDec
Total €
Y1
€ 120.000
Y2
€ 36.000
Year 1
€ 120.000
Year 2
€ 36.000
TOTAL 24-month campaign — feeds Sales Costs
€ 156.000

Settingsconfiguration · saves with the file

Alteration categories — up to 10. Leave a slot blank to hide it from the dropdown.
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7
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10
Units database drives Units & Sales, the dashboard and the forecast
CodeUnit's typeName Sq.MtsPhase DatePhase note Fractions€ per Fraction € per Unit
TOTAL0 0 € 0
Unit types max 4, editable
Phases up to 3, editable
People who can use the model
InitialsName Hide financials
Someone with "Hide financials" ticked sees every unit and note, but all money figures show as —. Intended for the architect.
Total Investment
€ 3.161.800
Final Property Value
€ 5.058.880
Price per Fraction
€ 140.524
36 fractions
Total Annual Costs
€ 153.550
Annual Fee per FO
€ 4265
Investment / built sq.m
€ 2983
1060 m²
Δ vs benchmark
-6.8%
Total Cost of Sales
€ 621.299
12.3% of sales
Margin on cost
+40.3%
Net Result (indicative)
€ 1.122.231
full sell-out

Summary
The whole model on one screen — the same content the PDF prints. Read-only: change any figure on the other three tabs and this updates instantly.
 everything the PDF prints

Tenuta Fattoria Vecchia — Summary Report · 19/08/2026 · figures in EUR · season 20/03 – 30/10

Investment

Real Estate Value€ 2.800.000
Alterations€ 346.800
Legal & Deed Setup€ 15.000
Total Cost of Investment€ 3.161.800
F.O. Margin (60.0%)€ 1.897.080
Final Property Value€ 5.058.880

Surfaces & Market Benchmark

Total Built Sq.M1060 m²
Total Land2.6 ha
Investment / built sq.m€ 2983
Benchmark €/sq.m€ 3200
Δ vs benchmark-6.8%
ReferenceOur property — target area value

Alterations by Category

CategoryAmount
Indoor Furniture€ 96.000
Framing & doors€ 58.800
Mixed & various€ 55.000
Structural Works€ 33.000
Pool Area & Gazebo€ 27.000
A/C + Heating€ 24.000
Outdoor Furniture€ 21.000
Elec.& Plumbing € 18.000
Garden€ 14.000
Total Alterations€ 346.800

Units & Fractions

UnitFractionsSold
Appartamento 1 - CAPALBIO - Apartment in the garden area (ONLY estim. in this phase)60
Appartamento 2 - LUCCA - Apartment in the garden area (ONLY estim. in this phase)60
Appartamento 3 - SIENA - Apartment in the garden area (ONLY estim. in this phase)60
Appartamento 4 - FIRENZE- Apartment in the historical building (ONLY estim. in this phase)60
Appartamento 5 - MICHELANGELO - Apartment in the historical building (ONLY estim. in this phase)60
Appartamento 6 - GALILEO - Apartment in the historical building (ONLY estim. in this phase)60
Total360

Ownership Terms

Price per fraction€ 140.524
Fractions to sell36
Sell-through0.0%
Avg weeks per owner5.4
Opening season20/03 – 30/10 (225 days)
Annual fee per owner€ 4265

Annual Operating Costs

CategoryAmount%
Seasonal
Staff & HR€ 62.00040.4%
Utilities & Consumption€ 11.7507.7%
Food & Consumables€ 22.60014.7%
Laundry€ 50003.3%
Annual (12 months)
Maintenance Staff€ 14.4009.4%
Building Maintenance€ 18.00011.7%
Indirect & mixed Costs€ 60003.9%
Fixed
Admin, CA & Consultants€ 48003.1%
Insurance€ 20001.3%
Reserve / Sinking Fund€ 25001.6%
Tax (IMU etc.)€ 45002.9%
Total Annual Costs€ 153.550100%
Annual Fee per Fractional Owner€ 4265

Cost of Sales

Cost itemCharged byAmount
Elite Alliance Real Estate — feeEARE (Agency)€ 252.944
Referral Agency Fee (only when sold via a third-party agency)Referral Agency€ 177.061
Developer Participation Fee (Exchange)Tenuta TFV€ 10.000
Marketing & Promotion (24 mo)Tenuta TFV€ 156.000
PERFORMANCE FEE - TO BE DEFINED HOW IT WORKSTenuta TFV€ 0
ContingencyTenuta TFV€ 25.294
EARE (Agency)5.0%€ 252.944
Referral Agency3.5%€ 177.061
Tenuta TFV3.8%€ 191.294
Total Cost of Sales12.3%€ 621.299

Operating Indicators

Opex ratio (of final value)3.0%
Seasonal costs€ 101.350
Annual 12-month costs€ 38.400
Yearly fixed costs€ 13.800
Total annual costs€ 153.550
Marketing budget (24 months)€ 156.000

Investment & Sales Result

Current100% sold
Gross Sales€ 0€ 5.058.880
Less EARE (agency)€ 0€ -252.944
Less referral agency€ 0€ -177.061
Less Tenuta TFV€ 0€ -191.294
Net Income from Sales€ 0€ 4.437.581
Less total investment€ -3.161.800€ -3.161.800
Development Result€ -3.161.800€ 1.275.781
Less annual costs (Yr 1)€ -153.550€ -153.550
Net Result€ -3.315.350€ 1.122.231

Headline Ratios

Margin on cost+40.3%
Fractional € / sq.m€ 4773
Projected gross sales€ 5.058.880
Extra services (modelled)€ 0

Included in the Annual Fee

ServiceScopeValue
BreakfastPer Unit€ 0
LunchPer Unit€ 0
Pizza Party Per FO€ 0
Linen & towel changePer Unit€ 0
Pool & garden maintenancePer Unit€ 0
Wi-Fi and utilitiesPer Unit€ 0
HousekeepingPer Unit€ 0

Extra-Cost Services

ServiceScopeUnit cost
DinnerPer FO€ 65
Wine TastingPer FO€ 45
E-BikingPer FO€ 55
Horse RidingPer FO€ 900
Quad-bike ToursPer FO€ 70
Boat ToursPer FO€ 0
Hot Air BalooningPer FO€ 0
Helicopter ToursPer FO€ 0

Notes — project whiteboard
shared across all offices

 
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