The maths, in plain terms
Below is the strict measure: net income after running costs, calculated on the total invested, works included.
Renting it as it is today · no works
€ 18.800net income / year, renting as-is
→
7.4 yearsand the property has paid for itself
→
yoursfrom there on, the income is yours — every year
Renovated · + € 70,000 · the same level as Scenario A
€ 30.800net income / year · with € 70,000 of full works, no balcony
→
6.8 yearsto pay back price and works together
→
+ € 12.000more net income, every single year
From as it is, to fully renovated
You buy and rent it as it is. You put in € 140,000 · you take € 18,800 net a year · you get it all back in 7.4 years.
You renovate everything and add the balcony. You put in € 240,000 in total · you take € 38,250 net a year · you get it all back in 6.3 years.
Put in € 100,000 more and the yearly income doubles. The payback doesn't get longer — it gets shorter. That is the whole point: here renovation is leverage, not a cost.
The whole scale starts from € 177 a night, below every comparable in the area — on purpose. Where that number comes from: see the three sources ↓
Net figures are before the buyer's own income tax. In Italy this is a single property on the land registry, so the flat 21% short-let tax applies to the gross — one registration code, one rate, and below the three-property threshold that would trigger a VAT number.
Scenario A, whole house, € 250 a night once renovated. Between the two lines above sit five renovation levels: the one shown here is € 70,000 of full works. At the top level — full works plus the lake-view balcony, € 100,000 — the net income reaches € 38,250 and the payback drops to 6.3 years. All five levels are in the Investor Package. The terrace stays within the footprint of the property in zone GL3, which allows it; the design is in preparation with the surveyor, then the landscape authorisation process.
