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

Real Estate Value€

Legal & Deed Setup€

F.O. Margin (%)

	Unit Price	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%	No comment yet — click ✎ to add one.

4	€	€ 10.800	3.1%	No comment yet — click ✎ to add one.

5	€	€ 48.000	13.8%	No comment yet — click ✎ to add one.

6	€	€ 96.000	27.7%	No comment yet — click ✎ to add one.

7	€	€ 21.000	6.1%	No comment yet — click ✎ to add one.

8	€	€ 14.000	4.0%	No comment yet — click ✎ to add one.

9	€	€ 27.000	7.8%	No comment yet — click ✎ to add one.

10	€	€ 25.000	7.2%	No comment yet — click ✎ to add one.

11	€	€ 30.000	8.7%	No comment yet — click ✎ to add one.

Grand Total — Alterations		€ 346.800	100%

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 Land (Ha)

Units — Total Sq.M

Common Spaces (sq.m)

Value of Common Spaces€

Total Built Sq.M	1060 m²
Investment per built sq.m	€ 2983
Land per built sq.m	24.5 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

Active benchmark €/sq.m — editable €

Our property — target area value

€/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.

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

Opening — From (day / month)

Closing — To (day / month)

Season length

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

Category	Amount	%
Staff & HR	€ 62.000	40.4%
Utilities & Consumption	€ 11.750	7.7%
Food & Consumables	€ 22.600	14.7%
Laundry	€ 5000	3.3%
Maintenance Staff	€ 14.400	9.4%
Building Maintenance	€ 18.000	11.7%
Indirect & mixed Costs	€ 6000	3.9%
Admin, CA & Consultants	€ 4800	3.1%
Insurance	€ 2000	1.3%
Reserve / Sinking Fund	€ 2500	1.6%
Tax (IMU etc.)	€ 4500	2.9%

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

	Cost	Total
1	€	€ 0	Daily, included in the annual fee.

2	€	€ 0	No comment yet — click ✎ to add one.

3	€	€ 0	No comment yet — click ✎ to add one.

4	€	€ 0	No comment yet — click ✎ to add one.

5	€	€ 0	No comment yet — click ✎ to add one.

6	€	€ 0	No comment yet — click ✎ to add one.

7	€	€ 0	No comment yet — click ✎ to add one.

8	€	€ 0	No comment yet — click ✎ to add one.

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

	Cost	Total
1	€	€ 0	Per Fractional Owner per night — multiply by the weeks each FO occupies.

2	€	€ 0	No comment yet — click ✎ to add one.

3	€	€ 0	No comment yet — click ✎ to add one.

4	€	€ 0	No comment yet — click ✎ to add one.

5	€	€ 0	No comment yet — click ✎ to add one.

6	€	€ 0	No comment yet — click ✎ to add one.

7	€	€ 0	No comment yet — click ✎ to add one.

8	€	€ 0	No comment yet — click ✎ to add one.

9	€	€ 0	No comment yet — click ✎ to add one.

Grand Total		€ 0

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

Code	Type	Name	Sq.M	Phase	Fractions	€ / Fraction	€ / Unit	Sold	% Sold	Value Sold
TOTAL					0	€ 0	€ 0	0	0%	€ 0

Sales Dashboard
actual position today

By phase	Units	Fractions	Sold	%	Value sold

Sales Forecast
simulation — does not change actual sales

Start date

Target date

Fractions / month

Limit to phase

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

	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	€	No comment yet — click ✎ to add one.

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 €

€ 120.000

€ 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.

Units database drives Units & Sales, the dashboard and the forecast

Code	Unit's type	Name	Sq.Mts	Phase	Date	Phase note	Fractions	€ per Fraction	€ per Unit
TOTAL			0				0		€ 0

Unit types max 4, editable

Phases up to 3, editable

People who can use the model

Initials	Name	Hide financials

Someone with "Hide financials" ticked sees every unit and note, but all money figures show as —. Intended for the architect.

Report title

Report date

Prepared for / reference

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

Notes — project whiteboard
shared across all offices

Search all notes

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Tenuta Fattoria Vecchia

Fractional Ownership — Investment Summary

08 Aug 2026
Figures in EUR
Base currency EUR

Investment

Real Estate Value	€ 2.750.000
Alterations	€ 33.000
Legal & Deed Setup	€ 15.000
Total Cost of Investment	€ 2.798.000
F.O. Margin (50.0%)	€ 1.399.000
Final Property Value	€ 4.197.000

Surfaces & Benchmark

Total Built Sq.M	800 m²
Total Land	2.6 ha
Investment / built sq.m	€ 3498
Benchmark €/sq.m	€ 3200
Δ vs benchmark	+9.3%

Alterations by Category

Structural Works	€ 33.000
Total Alterations	€ 33.000

Units & Fractions

Number of units	6
Total fractions	48
Sold / To sell	0 / 48
Sell-through	0.0%
Price per fraction	€ 87.438
Avg weeks per owner	3.3
Opening season	Apr → Sep (6 mo)

Annual Operating Costs

Staff & HR	€ 54.000
Utilities & Consumption	€ 22.000
Other Costs	€ 14.000
Laundry	€ 17.000
Building Maintenance	€ 18.000
Food & Consumables	€ 17.650
Indirect & Running Costs	€ 0
—	€ 0
—	€ 0
Admin, CA & Consultants	€ 5000
Insurance	€ 2000
Reserve / Sinking Fund	€ 0
Tax (IMU etc.)	€ 4500
Total Annual Costs	€ 154.150
Annual Fee per Fractional Owner	€ 3211

Operating Indicators

Opex ratio (of final value)	3.7%
Cost per built sq.m / yr	€ 193
Cost per owner-week	€ 988
Extra services modelled	€ 0

Cost of Sales

Agency subtotal	€ 513.700 · 12.2%
F.O. Operator subtotal	€ 307.880 · 7.3%
of which Marketing (24 mo)	€ 140.000
Total Cost of Sales	€ 821.580 · 19.6%

Result

	Current	100% sold
Gross Sales	€ 0	€ 4.197.000
− Agency	€ 0	€ 513.700
− Operator	€ 0	€ 307.880
Net Income from Sales	€ 0	€ 3.375.420
− Total Investment	€ 2.798.000	€ 2.798.000
Development Result	€ -2.798.000	€ 577.420
− Annual Costs (Yr 1)	€ 154.150	€ 154.150
Net Result	€ -2.952.150	€ 423.270

Headline Ratios

Margin on cost	+20.6%
Fractional € / sq.m	€ 5246
Price per owner-week	€ 26.904
Annual fee per owner	€ 3211

FattoriaLAB BMS · planning figures only · not a valuation or an offer

Tenuta Fattoria Vecchia — Fractional Ownership

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

Previewnothing selected

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

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

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

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

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

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

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

Sales Dashboard
actual position today

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

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

Settingsconfiguration · saves with the file

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

Notes — project whiteboard
shared across all offices

Tenuta Fattoria Vecchia

Investment

Surfaces & Benchmark

Alterations by Category

Units & Fractions

Annual Operating Costs

Operating Indicators

Cost of Sales

Result

Headline Ratios

Tenuta Fattoria Vecchia

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

Previewnothing selected

Land & Surfaces iSurface 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

Market Benchmarks — €/sq.m iReference 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

Monthly Operating Costs iSeasonal 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

Annual Costs by Category iAll 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

Included Services iWhat 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

Extra-Cost Services iServices 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

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

Sales Dashboard i actual position today

Sales Forecast i simulation — does not change actual sales

Sales Costs — by charging party iEvery 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

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

Settingsconfiguration · saves with the file

Summary iThe 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

Notes — project whiteboard i shared across all offices

Tenuta Fattoria Vecchia

Investment

Surfaces & Benchmark

Alterations by Category

Units & Fractions

Annual Operating Costs

Operating Indicators

Cost of Sales

Result

Headline Ratios

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

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

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

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

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

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

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

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

Sales Dashboard
actual position today

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

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

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

Notes — project whiteboard
shared across all offices