The determination of the value of an immovable property conducted for the purpose of sale, lease, technical advice, requires the contribution of specific knowledge. These are given by the professional experience of qualified operators. Our real estate agents, experts in the field, are dedicated to personalized consultancy for the definition, verification and updating of market prices.

The advice is the result of third party, independence, professionalism and competence aimed at the full satisfaction of the interests of all parties involved in the contract shop.

Definition of market value: estimated consideration to which the property would be sold on the date of assessment by a buyer to a seller, in the absence of external conditions and after a current and adequate marketing (or market analysis) performed by both parties.

Synthetic estimate of the market value = COMMERCIAL SURFACE x MQ QUOTATION x MERIT COEFFICIENTS

 

HOW TO CALCULATE THE COMMERCIAL SURFACE

For Sellable Commercial Area (SCV) it must be understood as a surface based on the sum of the "different weighted surfaces" that make up the building. It represents an objective market parameter to be followed for asset valuations.

Calculation criteria: summary document of the "commercial surface" calculation system, drawn up according to the Code of Real Estate Valuations (published by Tecnoborsa and Revenue Agency)

 

MAIN SURFACES

 

DESCRIPTIONINCIDENCENOTES
Net useful walking surface100%
Perimeter walls100%calculate up to a maximum thickness of 50 cm
Perimeter walls in communion50%calculate up to a maximum thickness of 25 cm
attics75%average minimum height 2.40 m
Uninhabitable attics
35%
average minimum height lower than 2.40 m up to a minimum of 1.50 m
Habitable mezzanines (with similar finishes to the main rooms)
80%
average minimum height 2.40 m
Mezzanine floors not habitable
15%
Verandas (with similar finishes to the main rooms)
80%
Veranda (without finishes similar to the main rooms)
60%
Taverne and habitable basements (connected to the main rooms)
60%
average minimum height 2.40 m
Clarifications
For the calculation of the commercial area can not provide a specific relief, with much approximation and limited to housing, you can consider the walls (internal / external / common) equal to an increase in net useful area of ​​10%.

SURFACES ROOMS ACCESSORIES AND PARKING

 

DESCRIPTIONINCIDENCENOTES
Cellars, attics and ancillary rooms (not connected to the main rooms)
20%
minimum height of 1.50 m
Ancillary rooms (connected to the main rooms)
35%
minimum height 2.40
Technical rooms
15%
minimum height of 1.50 m
Box (in the collective garage)
45%
size of parking space 2.50 x 5.00 meters = 12.50 square meters
Box (not connected to the main rooms)
50%
size of parking space 2.50 x 5.00 meters = 12.50 square meters
Box (connected to the main rooms)
60%
size of parking space 2.50 x 5.00 meters = 12.50 square meters
Covered parking spaces (in a collective garage)
35%
size of parking space 2.50 x 5.00 meters = 12.50 square meters
Uncovered parking spaces (open space)
20%
size of parking space 2.50 x 5.00 meters = 12.50 square meters

 

ORNAMENT SURFACES

 

DESCRIPTIONINCIDENCENOTES
Balconies and Solar Pavers
25%
Applicable up to 25 square meters, the excess must be calculated at 10%
Terraces and Logge
35%
Applicable up to 25 square meters, the excess must be calculated at 10%
Attic terraces (pocket)
40%Applicable up to 25 square meters, the excess must be calculated at 10%
Porches and Patios
35%Applicable up to 25 square meters, the excess must be calculated at 10%
Courts and Courtyards
10%
Applicable up to 25 square meters, the excess must be calculated at 2%
Gardens and areas of "apartment" relevance
15%
Applicable up to the limit of the main area of the real estate unit, the surplus must be calculated at 5%
Gardens and areas of relevance of "villas and cottages"
10%
Applicable up to the limit of the main area of the real estate unit, the surplus must be calculated at 5%
Clarifications
For surfaces not communicating with the main compartments consider 50% of the incidence

 

MAIN COEFFICIENTS OF MERIT OF THE HOUSES

LOCAL STATE
CONTRACT
MERIT COEFFICIENT
Free dwellings
100%
Free rented dwellings
four-year duration
-20%
Homes located seasonally for short periods
-5%

PLANWITH ELEVATOR
WITHOUT LIFT
Basement
-25%
-25%
Ground or raised floor
-10% (-20% without garden)
-10% (-20% without garden)
1st floor
-10%
-10%
2nd floor
-3%
-15%
3rd floor
0%
-20%
Upper floor
+5%
-30%
Top floor
+10%-30%
Attic+20%-25%

STATE OF CONSERVATION
MERIT COEFFICIENT
To be restructured
-10%
Good condition
0,00%
renovated+5%
Finely renovated
10,00%
3rd floor
0%
New construction
+15%

BRIGHTNESS'NOTEMERIT COEFFICIENT
Very bright
Direct sunning throughout the day
+10%
BrightDirect sunning in most of the day
+5%
Medium Bright
Direct sanding only in part of the day
0%
Little bright
Direct sunblind present for a short time of the day or absent
- 5%

EXPOSURE AND VIEW
MERIT COEFFICIENT
Panoramic exterior
+10%
external
+5%
mista
0%
internal
- 5%
Completely internal
-10,00%

AGE
VERY GOOD CONDITION
NORMALPOOR
1 - 20 years
0%
0%
-5%
20 to 40 years
+5%
0%
-10%
Over 40 years
+10% 0%
-15%

HEATING
MERIT COEFFICIENT
Independent
+5%
central
0%
Centralized with meter
+2%
Absent
-5%

 

MAIN COEFFICIENTS OF MERIT OF OFFICES, LOCALS, STORES AND STORES

 

LOCAL STATE

MERIT COEFFICIENT

with a maturity of 6 years and above

-20%

with commercial start-up

-30%

OFFICES
MERIT COEFFICIENT

High-interest positions (central)


+10%


Intermediate positions


0,00%


Secondary positions

-5%


SHOPS


MERIT COEFFICIENT


Positions particularly favorable to trade


+50%
Positions favorable to trade


+20%


Ordinary positions0%
Positions not very favorable to trade

-30%
Ceiling height above 4.5 m+ 20%

STORES

MERIT COEFFICIENT


On ground or raised ground floor with driveway access



0%

wheelwright

0%

A ground or raised ground floor without car access

-10%

In the basement with driveway access

-15%

A basement floor accessible only by stairs


-30%

SHEDS
MERIT COEFFICIENT


On the ground floor




0%

On the mezzanine floor

-5%

Without access to articulated vehicles


-10%


Without area of ​​relevance



-15%

URBAN DEFINITIONS
Accommodation




Set of environments for the residence of persons
Private garage

Real estate unit for ordinary private use, isolated and / or inserted in a building, underground or above ground, used exclusively for admission, parking and vehicle maneuvering. The open canopies on two or more sides are not considered as such. The surface must be more than 40 square meters. The garages are classified according to the configuration of the walls:
1) open, if equipped with perimeter openings on free-space space or on special walkways that achieve a percentage of permanent ventilation not less than 60% of the surface of the walls themselves and in any case more than 15% of the surface area;
2) closed, all the others.

Balcony

Overhanging structure from the external wall of a building, bounded by a masonry railing and / or railing, constituting an exclusive appurtenance of a real estate unit which is accessed through one or more French windows (maximum depth 1.40 m).


Covered balcony



Balcony delimited by a horizontal upper structure and having a single uncovered side.

Box - Garage
Real estate unit for ordinary use for private use - insulated or inserted on the ground or basement of a building with another destination - with a surface area not exceeding 40 square meters used, with possible ancillary services, to the remittance of vehicles.
CellarA building that is an urban building unit or an accessory of the main unit, used as a warehouse, with access generally located on the basement or basement floor of the building to which the unit belongs.
CourtOpen space bounded in whole or in part by buildings.
CourtyardOpen space, entirely included in a building or between several buildings, with the aim of giving air and light to the building itself.
Private garden
Discovery area cultivated with flowers and ornamental plants and equipped with suitable structures annexed to one or more buildings, common or belonging exclusively to a single real estate unit, usually intended for private use.
Solar pavement
Terraced roof, practicable or not, of a whole body of factory or part of it.
Attic room
Attic room
Local / accessory compartment for direct service of the main rooms
Environment, structurally necessary for the use of the main ones, placed on their own plane and communicating with them. They are generally ancillary rooms: entrance-corridor or hallways, closets, cloakroom, bathrooms, internal stairs.
Room / accessory compartment for indirect service of the main rooms
Environment of exclusive use of the real estate unit where it is needed, but not structurally necessary for the use of the main rooms. It can be located in the same building where the main building unit is included, but also in a different plan.
LoggiaOpen porch on one or more sides, generally located on the outside of a building.
AtticEnvironment located above the tax floor and the shape of the roof, which generally assumes a sloping shape and that is adequately windowed in the most inclined pitches to illuminate and ventilate the attic rooms.
Patio
Internal courtyard generally arranged as a garden, surrounded by porticoes and arcades onto which the rooms of one or more buildings open
Internal courtyard generally arranged as a garden, surrounded by porticoes and arcades onto which the rooms of one or more buildings open
Architectural structure in the shape of a tunnel open at least on one side; placed on the ground floor of a building complex, mostly supported by pillars / columns, used as a pedestrian crossing. It generally has functions in addition to shelter also decorative and architectural
Carport
Space for private use also constituting property unit for cadastral purposes, generally located inside a garage, bounded by road markings and intended for the admission of one or more vehicles.
Uncovered parking space
Area of ​​the building unit located in a public or private outdoor area, bounded by road markings and intended for the admission of one or more vehicles.
Attic
Autonomous real estate unit or local accessory to a main building unit, located on the attic floor, generally used as a warehouse. In the roof-covered buildings, the attic is the space between the roof and the attic on the top floor.
"Resede" [unofficial definition]
Discovery area next to the accommodation.
Mezzanine
Horizontal structure used as a useful plane. It is obtained from the total or partial subdivision of environments of generally considerable height.
Attic
Environment located below the roof of a building, generally not habitable.
Habitable attic
Environment located below the roof of a building, habitable provided it complies with the town planning regulations.
Commercial Area = Conventional Sellable Surface
Surface that represents the sum:
1) of the covered surfaces, where the internal walls and the external perimeter walls are computed in full, up to a maximum thickness of 50 cm, while the walls in communion in the measure of 50%, up to a maximum thickness of 25 cm;
2) of the weighted surfaces and for the exclusive use of terraces, balconies, patios and gardens;
3) of the percentage shares of the surfaces of the appurtenances (cellars, covered and uncovered car parks, attics - attics, boxes, etc.).
Net Internal Surface = Net Net Surface = Walkable Surface
Area within a building unit or a building, determined by the sum of the individual rooms that make up the unit itself, measured along the perimeter of the perimeter walls and partitions, for each floor above ground or in ground, measured at a conventional height of m. 1.50 from the floor level.
Included are the thicknesses of the plinths, the surfaces of the windows (shells), the surfaces occupied in the plan by the furniture, the wall cabinets and other recessed elements, the passage surfaces relating to doors and / or gates, the internal circulation space horizontal (corridors, corridors, and analogs) and vertical (stairs, elevators, lifting systems and analogs), the thermal power plant, the indoor or adjoining rooms of the building, the vertical air ducts and similar elements. The thickness of the walls, both perimeter and interior, is not included, the portico inside the projection of the building or contiguous, the space occupied by the columns and pillars.
Pocket terrace [unofficial definition]
Part of a solar panel embedded in a roof and therefore delimited on four sides by a wall, constituting an exclusive appurtenance of a real estate unit which is accessed through one or more French doors.
TerraceStructure, also projected from the external wall of a building, bounded by a masonry railing and / or railing, constituting an exclusive appurtenance of a real estate unit accessed through one or more French windows (minimum depth 1.40 m ).
Covered terrace
Terrace bordered by a horizontal upper structure and having a single open side.
Veranda
Portico, loggia, terrace or balcony usually closed by windows. The land registry considers it an accessory to direct service, when its free surface is less than the minimum of the normal compartment.