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Real estate complex for educational and training purposes in Perugia, Strada Lacugnano, Località San Sisto

The property complex is located in the Municipality of Perugia, on Strada Lacugnano, in a mixed agricultural and residential area, a short distance from the hamlet of San Sisto, a well-served residential district with infrastructure, public transport and services of collective interest such as the Perugia Silvestrini railway station, the Santa Maria della Misericordia hospital and the Department of Medicine and Surgery of the University of Perugia.
It has a total surface area of 31,577 cadastral sq m.
The complex includes:
• building used as a school institute;
• portion intended as a boarding school for the reception and accommodation of students and course attendees;
• spaces equipped for television studios, formerly the headquarters of a local broadcaster;
• independent building used as a gym with adjoining sports areas and ancillary rooms;
• separate building intended as a technological plant room;
• exclusive appurtenant courtyard used for internal roads, parking, green areas and agricultural zone.
It was built between 1984 and 1986 and is arranged in several building blocks, laid out following the natural slope of the land, as it is a hilly area with natural level changes, managed through staggered floors and internal connections among the different functions.
The main access to the real estate complex is from Strada di Lacugnano through a driveway gate with an automated opening metal gate, bordered by two reinforced-concrete columns supporting a horizontal beam with the sign; on the sides there are metal pedestrian gates.
The frontage on Strada di Lacugnano is bordered by a concrete wall with an overlying metal railing, while the remainder of the property is fenced with wire mesh and metal posts.
In addition to the main entrance, there are two manual gates, one also on Strada di Lacugnano, which leads into the fenced strip of land where the well of parcel no. 7 is located, and the other near parcel no. 1489 (not owned); and a further automated pedestrian gate located between parcel no. 1487 and the forecourt of the Church of San Sisto.
The complex is arranged into four main building bodies, each with specific functional characteristics:
A) Portion used as boarding school and television studios:
The portion of the building in question was mainly intended to accommodate students and participants in school and training courses. Inside, on the ground floor, the television studios are also located, once the headquarters of a local broadcaster. The building is spread over six above-ground levels, arranged as follows: ground floor with dining hall with equipped kitchen, washing rooms, pantry, laundry, restrooms; first floor with main entrance to the boarding school, television studios including a double-height TV studio, control room, production offices, restrooms, former caretaker’s apartment, broadcaster’s offices, functionally separated from the production area; second, third and fourth floors intended for student and trainee accommodation, with no. 67 main rooms with bathroom, of varying capacity, common rooms; fifth floor consisting of no. 9 rooms with bathroom, a two-room apartment with bathroom, common room.
B) Portion used as School Institute:
The school building is spread over five above-ground levels, plus two basement levels, arranged as follows: basement floor mainly intended for teaching activity and garage, consisting of classrooms and laboratories, restroom block (men/women), storage, garage (unfinished), functional connection with the classrooms located under the gym; basement floor mainly intended for teaching activity, consisting of school classrooms, restrooms, service rooms; ground floor mainly intended for entrance and administrative functions, consisting of entrance hall with reception, secretarial office, management and administrative offices, restrooms for office use; first and second floors with classrooms, teachers’ rooms, service rooms, restroom block for men and women; third and fourth floors mainly intended for vocational courses, consisting of renovated classrooms for beautician and massage-physiotherapist courses, restrooms.
C) Portion intended as Gym:
The building body intended for sports activities is made with a prefabricated structure and is functionally connected to the adjacent school institute through covered structures with internal passageways. The gym is arranged over three levels, as follows: ground floor intended for playing court, changing rooms, stands, access points and service rooms; mezzanine floor intended for gym and storage rooms.
D) Portion intended for technical rooms (technological plant room):
This is a technical building buried on two sides, located adjacent to the forecourt and at the level of the dining-hall floor; it houses the technical rooms intended for the plants and the main general systems serving the entire school complex and the boarding school.
The area adjacent to the real estate complex described above extends for approximately 12,000 sq m and for the most part is asphalted and used for internal roads and parking, with limited areas arranged as appurtenant green areas and walkways.
The land with peri-urban agricultural designation "Ep" (parcels 6380-6382) is located to the north-west of the building, has a regular shape and a slightly sloping lay; there are olive trees planted with an almost regular spacing and in fair vegetative condition.
As illustrated in the attached appraisal, the real estate complex as a whole is compliant from an urban-planning and cadastral standpoint, with the exception of limited discrepancies relating to the internal distribution of rooms and to some portions of the elevations. Such discrepancies can be regularized by activating the procedures provided for by Regional Law no. 1/2015 and subsequent amendments, with subsequent updating of the cadastral documentation by filing an appropriate variation. The costs connected to the aforesaid regularizations, both urban-planning and cadastral, will remain the responsibility of the purchasing party and have been taken into account, implicitly, for the purpose of determining the appraisal value.
The buildable land located to the south-east of the building (parcels 1485-1487-1270-1272), between the property of the Parish of San Sisto and other bordering properties, consists of several parcels with different urban-planning designations, the predominant one being "Fbs*"; it has an irregular shape and a slightly sloping lay. The overlying vegetation is partly occupied by an olive grove with irregular planting spacing, with trees of different ages in fair vegetative condition, and for the remaining part it is free of tree species. Parcels 1270-1272, as verified during the inspection, fall outside the fence delimiting the property being appraised and in fact are arranged and used as roadway serving the neighboring Parish of San Sisto. That being said, the aforementioned parcels will have to be transferred to the Parish.
In the Fbs compartment just described, the construction of an auditorium is permitted with a maximum volume of 8,000 cu m and maximum height of 10.00 m, a student guesthouse with a maximum volume of 2,000 cu m and maximum height of 7.00 m, and changing rooms serving outdoor sports facilities with a maximum volume of 600 cu m and maximum height of 3.50 m.

It is further specified that the collection of the building permit for the Auditorium is subject to the free transfer to the Municipality of the two public parking areas adjacent to the compartment (not entirely owned by the company in liquidation) and to the payment of the sums necessary for the construction of said parking areas.
The real estate assets owned by the company also include an additional plot of land located to the North-West of the main real estate complex, with potential frontages and access from Strada di Lacugnano, Via Gregorio Allegri and Via Enrico Caruso (Map sheet 265 parcels 854-857). This is a buildable lot, classified under the current General Regulatory Plan as zone "Cn*", with a total cadastral surface area of 6,030 sq m. The subdivision plan identifies the area as lot no. 8 and provides for the construction of a private sports facility consisting of a swimming pool, tennis courts and a structure for bar/changing rooms/recreation room, for a total of 210 cu m. It should be noted that the same subdivision plan identified within lot no. 8 the provision of areas to be allocated to green space and parking, to be transferred to the Municipality, which to date have not been carried out. During the inspection it was ascertained that all lots have been built on except the one being appraised (lot no. 8) and lot no. 3.

Please note that at the time of drafting the appraisal, several lease agreements and business branch rental agreements were found, all with different durations and different annual fees, with various purposes such as the activity of organizing, managing and operating the boarding school/dormitory and the canteen, as well as organizing, managing and operating the gym for amateur and/or professional sports purposes, in addition to organizing and managing schools and courses for the fulfillment of compulsory education, higher education, and continuing education, as better indicated in the appraisal.

Building Cadastre of the Municipality of Perugia on Map Sheet 281:
Parcel 7 - Floor G-1-2-3-4-5 - Category B/5 - Class 3 - Size 52,000 cu m - Surface area 14,222 sq m - Cadastral income € 67,139.28

Land Cadastre of the Municipality of Perugia on Map Sheet 281:
Parcels 7 - 1272 - 6380 - 6381 - 6382 - 6383 - 1485 - 1487 - 1490 - 1270 - 854 - 857

For further information, please consult the appraisal and the attached documentation