Would you like to read what I write?
I write about what I see every day running flats in Bologna: real margins, fees nobody explains, tax, mistakes that cost months of rental income. No motivational content: numbers, real cases and sums worked through to the end. Please note that the articles are written in Italian.
This industry lives on numbers that are told badly
Property management is full of percentages that look good value and are not, yields quoted before every cost, promises no manager can genuinely keep. Anyone who owns a property ends up choosing without the real figures in front of them.
That is why I publish my analysis openly: the same tables I use with owners, the reasoning behind a nightly rate, the tax consequences of a wrong decision. If we do end up working together, you will already know how I think. If we do not, you will still have taken something useful away.
Where to start
Five pieces that answer the questions I am asked most often at a first meeting.
Chi ti gestisce un immobile per il 15% non sta facendo tutto quello che dice (Anyone managing your property for 15% is not doing everything they claim)
What a low fee can genuinely cover, shown with the figures from a real management.
TaxIl mio settore in Italia è tassato come un paradiso fiscale (My industry in Italy is taxed like a tax haven)
How much tax on short lets really weighs compared with other forms of income, and what that means for anyone investing.
AdviceHo fatto risparmiare a un cliente 3 anni di ritorno sull'investimento con una domanda sola (I saved a client three years of payback with a single question)
Why the feasibility assessment comes before the deed of sale, and not after.
StrategyQuando non conviene affittare a breve termine? (When does short letting not pay off?)
The cases where a medium-term or traditional tenancy beats a short let, with the numbers to back it up.
RiskPerché «zero morosità» è la promessa che quasi nessun gestore può fare davvero (Why "no rent arrears" is the promise almost no manager can really make)
Where the real risk sits in guaranteed-rent schemes, and who is actually carrying it.
ArchiveAll the articles
The complete archive, updated with every new piece.
The recurring themes
Margins and fees
How the cost of management is really made up, and what happens to the owner's net income when the choice is made on percentage alone.
Tax and paperwork
Cedolare secca (Italy's 21% flat tax on rental income), partita IVA (Italian VAT registration), CIN (the national identification code every short let must display), tassa di soggiorno (tourist tax), reporting obligations: what actually changes from one setup to another.
Property investment
Feasibility assessments, expected returns by area, buying mistakes you pay for over years.
If an article has left you with a question
What I write comes out of real managements. If you want to understand what it means for your property, the property visit and the valuation are free.