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The method

First the decision, then the property.

Selling, buying, adding value, letting, waiting: these are different paths, and each has its own figures.

Many people start from the price or from a listing. We start from you: what you want to achieve, in what time, with what resources.

Once the goal is clear, we put the figures and the documents on the table. Only then does it make sense to talk about the market, viewings and negotiations.

Five possible paths, selling, buying, adding value, letting and waiting, that lead to a single decision. sellingbuyingadding value lettingwaiting your decision

Why we start here

A property is almost always a decision about your assets.

For many families the home is the largest part of what they own, and a well-prepared choice adds to its value. Every step has costs that cannot be recovered: taxes, the notary, agency fees, the move, sometimes building work.

That is why the first question is not “what is it worth?” but “what do I want to achieve?”. Releasing capital, having a home better suited to the family, making an empty property earn an income, settling an inheritance: different goals lead to different choices, even with the same property.

A well-prepared decision keeps proving its worth in the years that follow.

  1. What do you want to achieve?The goal, in your own words, before any valuation.
  2. By when?The timing of your family, your work, a mortgage or another home.
  3. With what resources?Cash, income, financing, other properties.
  4. What happens if you do nothing?Standing still is a choice too, with its own costs and advantages.

The figures first

Five calculations to make before deciding.

The price is only one of the figures. Before any choice we set out the others, with you, on paper.

  1. What it is really worthNot the asking price in listings: the price actually paid in nearby sales, for similar properties.
  2. What it costs to keepThe IMU (municipal property tax) if it is not your main residence, service charges, maintenance, insurance, mortgage interest.
  3. What it yields, or could yieldThe net rent, after taxes, expenses and months without a tenant.
  4. How it is financedDeposit, mortgage, an affordable monthly payment, the bank’s timescales.
  5. What taxes it entailsAt completion, every year and on resale, for example on the capital gain if you sell within five years.
A pair of scales: costs and taxes on one side, value and income on the other. costsand taxes valueand income
The calculation that decides: what comes in, what goes out, and when.
The floor plan of a flat with the points to check: land registry, planning, building systems, condominium and provenance. land registry planning systems condominium provenance and deeds

Then the documents

Planning, technical, legal and design aspects.

The real value of a property emerges when price, documents, features and potential are read together. A floor plan that does not match the actual layout, work that was never authorised, a resolution to redo the façade, a title that comes from a gift: better to know before the offer than at the rogito (the deed of sale signed before the notary).

We check them with the right professionals, architects, surveyors, notaries, lawyers, to identify risks and opportunities, and tell you what they mean in euros and in months.

If the property can be improved, we also assess the project: what it costs, how long it takes, how much it adds to the value or the rent.

How it unfolds

Four stages, always in the same order.

  1. 01 · Listening

    The starting point

    What you want to achieve, by when, with what constraints. A conversation, with no obligation.

  2. 02 · Figures

    The financial and asset analysis

    Value, holding costs, income, financing and taxes, written down and explained.

  3. 03 · Checks

    The property’s documents

    Land registry, planning, condominium, building systems, provenance, with the professionals required.

  4. 04 · Strategy

    The path and the timing

    The alternatives compared, with a reasoned recommendation. The choice remains yours.

Only at this point, if the path is to sell or buy, do listings, viewings and negotiation come in. And we stay with you through to the deed of sale.

Sometimes the advice is to act now. Sometimes it is to wait for a better moment.

And if the figures say it pays to stay put for now, we tell you. Our job is to help you recognise the best choice, not to decide quickly.

Tools and people

Technology helps us see. The decisions remain yours.

We use data on property sales, analysis of the area, valuations and cost simulations. They help us spot risks and opportunities sooner.

But a figure does not know why you are selling, nor which compromises you are willing to accept. That is why we read every figure together with you.

We have worked in Milan since 1992: we know its neighbourhoods beyond the figures too.

Three sources, market data, checks and conversation, that become a written opinion. market datachecksconversation the opinion, in writing

The first step is a conversation

Where to begin? With a question.

You do not need to have decided already. Tell us about your situation: together we will work out which figures matter and which path makes sense.

The method in thirteen cases Selling Buying

Let’s talk