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Real estate complex for educational-training use in Perugia, Strada Lacugnano, San Sisto locality

The property 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 residential neighborhood well served by 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 cadastral surface area of 31,577 sqm.

The complex includes:
• building used as a school;
• portion intended as a boarding school for the reception and accommodation of students and course attendees;
• equipped spaces for television studios, formerly the seat of a local broadcaster;
• separate building used as a gym with adjoining sports areas and ancillary rooms;
• separate structure intended as a technological systems plant room;
• exclusive appurtenant courtyard used for roads, parking, green areas and agricultural zone

It was built between 1984 and 1986 and is arranged in several building blocks, laid out according to the slope of the land, as it is a hilly area with natural differences in level, managed by staggered floors and internal connections between the different functions.
The main access to the real estate complex is from Strada di Lacugnano through a vehicular entrance with an automated 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 low wall with an overlying metal railing, while the rest 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 onto the fenced strip of land in which the well of parcel no. 7 falls, and the other near parcel no. 1489 (not owned); and a further automated pedestrian gate located between parcel no. 1487 and the square of the Church of San Sisto.

The complex is divided into four main building blocks, each with specific functional characteristics:
a) Portion used as boarding school and television studios:
The portion of the building in question was mainly intended for the reception of students and participants in school and training courses. Inside it, on the ground floor, there are also the television studios, once the seat of a local broadcaster. The building rises six floors above ground, arranged as follows: ground floor with dining hall with equipped kitchen, rooms used for washing, pantry, laundry, toilets; first floor with the main entrance of the boarding school, television studios including a double-height television studio, control room, production offices, toilets, former caretaker's apartment, broadcaster offices, functionally separated from the production area; second, third and fourth floors intended for the accommodation of students and trainees, with no. 67 main rooms equipped with bathrooms, 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:
The school building rises five floors above ground, plus two semi-basement levels, arranged as follows: semi-basement floor mainly intended for educational activities and garage, composed as follows: classrooms and laboratories, toilet block (men/women), storage, garage (in raw state), functional connection with the classrooms located under the gym; semi-basement floor mainly intended for educational activities, composed as follows: school classrooms, toilets, service rooms; ground floor mainly intended for entrance and administrative functions, composed as follows: atrium with porter's lodge, secretariat, management and administrative offices, toilets for office use; first and second floors with school classrooms, teachers' rooms, service rooms, toilet block for men and women; third and fourth floors mainly intended for professionalizing courses, composed as follows: renovated classrooms for beautician and massage therapist courses, toilets.
c) Portion intended as Gym:
The building intended for sports activities is built with a prefabricated structure and is functionally connected to the adjacent school through covered structures with internal passages. The gym is arranged on three levels, as follows: ground floor intended for playing field, changing rooms, bleachers, accesses and service rooms; raised floor intended for gym and storage rooms.
d) Portion intended for technical rooms (technological systems plant room):
This is a technical building underground on two sides, located adjacent to the square and at the level of the dining hall floor; it houses the technical rooms intended for the plant rooms and the main general systems serving the entire school complex and the boarding school.
The surface adjacent to the real estate complex described above extends for approximately 12,000 sqm and for the most part is asphalted and used for internal roads and parking, with limited areas arranged as appurtenant green space and walkways.
The peri-urban agricultural land "Ep" (parcels 6380-6382) is located in the north-west position of the building, has a regular shape and slightly sloping lay; on it there are olive trees with an almost regular planting layout and in fair vegetative condition.
As illustrated in the attached appraisal, the real estate complex is, on the whole, compliant from an urban planning and cadastral point of view, except for limited discrepancies relating to the internal distribution of the rooms and some portions of the elevations. Such discrepancies can be remedied by activating the procedures provided for by Regional Law no. 1/2015 as amended, with subsequent updating of the cadastral documentation by filing an appropriate variation. The costs connected with the aforementioned regularizations, both urban planning and cadastral, will remain borne by the buyer and have been taken into account, implicitly, for the purposes of determining the appraisal value.

The buildable land located south-east of the building (parcels 1485-1487-1270-1272), included between the property of the Parish of San Sisto and other neighboring properties, consists of several parcels with different urban planning designations, the prevailing one being "Fbs*", has an irregular shape and slightly sloping lay. The surface is partly occupied by an olive grove with irregular planting layout and uneven trees in fair vegetative condition and for the remaining part 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 roads for the use of the neighboring Parish of San Sisto.
That being stated, the aforesaid parcels must be transferred to the Parish.
In the Fbs compartment just described, the construction of an auditorium with a maximum volume of 8,000 cubic meters and maximum height of 10.00 m is permitted, a student guesthouse with a maximum volume of 2,000 cubic meters and maximum height of 7.00 m, changing rooms serving outdoor sports facilities with a maximum volume of 600 cubic meters and maximum height of 3.50 m.

It is further specified that the issuance 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 those parking areas.
Also included in the real estate assets owned by the company is a further plot of land located north-west of the main real estate complex, with potential frontages and accesses onto Strada di Lacugnano, Via Gregorio Allegri and Via Enrico Caruso (Sheet 265 parcels 854-857). This is a buildable lot, classified under the current General Regulatory Plan in zone "Cn*", with a total cadastral area of 6,030 sqm. The subdivision project 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 cubic meters. It should be noted that the same subdivision project identified within lot no. 8 the provision of areas to be used for green space and parking, to be transferred to the municipality, which have not been built to date. During the inspection it was ascertained that all lots have been built except for the one being appraised (lot no. 8) and lot no. 3.

Please note that at the time of drafting the appraisal, several lease and business branch rental contracts were found, all of different duration and different annual rent, with various purposes such as the organization, management and operation of the boarding school/dormitory and canteen, as well as the organization, management and operation of the gym for amateur and/or professional sports purposes, in addition to the organization and management of schools and courses for the achievement of compulsory education, higher education, continuing education, as better indicated in the appraisal.
In this regard, it should be noted:
- that the lease contract for the business branch carrying out the activity of organization and management of the boarding school/dormitory, canteen and gym has been terminated and will therefore naturally expire on 18.10.2026;
- that the lease contract for the business branch carrying out the activity of organization and management of schools and courses for the achievement of compulsory education, higher education, continuing education, will naturally expire on 18.10.2026, without automatic renewal at that expiry.

Building Cadastre of the Municipality of Perugia, Sheet 281:
Parcel 7 - Floor T-1-2-3-4-5 - Category B/5 - Class 3 - Capacity 52,000 cubic meters - Surface 14,222 sqm - Cadastral income € 67,139.28

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

For further information, consult the appraisal and the attached documentation