Introduction
Located in the heart of Padua, between via San Fidenzio, via Turazza, and via Gimbellino, the project involved two commercial buildings totaling 2,310 square meters, brought to the market by our Great Projects division. The location is strategically positioned near the Padova Est motorway exit, the ring road, and adjacent to the Stanga area—a central hub of the city. It is also conveniently close to the historic city center, the hospital, the fire station, and essential city services. The area is well-served by urban public transportation.
The buildings incorporate sustainable construction principles (bio-building), particularly in roof areas.
Featuring generous interior heights ranging from 4 to 7 meters, these properties are ideal for developing commercial activities such as gyms, showrooms, supermarkets, open-space offices, or medical practices.
The Municipality of Padua has recognized the area suitable for redevelopment for residential or hospitality purposes.
Eligible for the Urban Regeneration Bonus +20% (Art. 7, Regional Law 14/2019), including demolition and Nearly Zero Energy Building (NZEB) standards.
We have prepared a preliminary feasibility study to illustrate the investment potential clearly. This concept, named San Fidenzio Project proposes redeveloping the area into an Executive Residence. It is illustrative only and non-binding, not part of the property mediation but merely an example of potential redevelopmen
Assets
The assets covered by the project are adjacent, totaling 2,310 m².
Warehouse 1,741 m² with internal mezzanine Description
C/2 property totaling 1,741 m² (including a supporting wooden mezzanine of approximately 500 m²). Steel structure with prefabricated walls, shed skylights, and a 4.5 m high access door on a shared driveway suitable for heavy vehicles. The General Urban Plan permits conversion to commercial (C/1), office (A/10), residential, or hospitality use (e.g., student housing, aparthotel), subject to building procedures. Electrical and plumbing systems are present but require upgrading, heating system absent. Air conditioning and fire safety systems need installation according to the new layout.
Ideal for showrooms, gyms, workshops, or industrial loft conversions.
Specifications
Total gross area: 1,741 m² (warehouse + mezzanine). Internal mezzanine: ~500 m², load-bearing laminated wood. External area: Shared maneuvering area, no exclusive appurtenances. Internal height: ~7 m under the beam. Structure: Steel + prefabricated panels. Systems: Existing electrical/plumbing, require upgrading; no heating system. Allowed usage change: Residential/Hospitality, subject to SCIA approval. Heavy vehicle access: 4.5 m high gate. Parking: 5 shared spaces. Energy Class: Exempt (no heating system).
Open-space store 521 m² with courtyard Description
C/1 space totaling 521 m², currently vacant, located in the internal courtyard of Via San Fidenzio (Stanga district). Previously occupied by an organic supermarket, it is now an open-space ready for customization according to the new tenant or owner’s needs. Entrance with double shop window. Internal height about 4 m (removable suspended ceiling, plenum lighting). Electrical, plumbing, and primary air systems present, require updates to current standards. Allowed usage change: Residential/Hospitality, subject to SCIA approval. Exclusive front courtyard of approximately 500 m² for loading/unloading and customer parking.
Suitable for conversion into gyms, showrooms, mini-markets, open-space offices, or medical practices due to its regular layout without central pillars.
Specifications
Covered area: 521 m². Internal height: ~4 m, removable suspended ceiling. Shop windows: 2 front windows, aluminum frame. Condition: Vacant, systems need revision. Exclusive courtyard: ~500 m² front area. Systems: Existing electrical/plumbing, heating system to verify. Bathrooms: Accessible toilets and anti-bathroom area. Vehicle access: Shared driveway. Energy Class: F.
Urban Regeneration Bonus The property benefits from a Regeneration Bonus of +20% (Art. 7, L.R. 14/2019, demolition + Nearly Zero Energy Building), increasing the potential Gross Floor Area (GFA) to approximately 2,770 m².
San Fidenzio Project
The San Fidenzio Project presents a preliminary urban redevelopment concept aimed at enhancing the investment’s value. The proposal includes demolishing current commercial structures, converting the property use from commercial to residential/hospitality, and constructing an extended-stay facility.
This project, including economic performance estimates, is solely illustrative and non-binding for both potential buyers and LoveImmobiliare, which acts solely as an intermediary for the properties and assumes no responsibility for project execution or development.
Padova East Urban Development Data
Padua has significant demand for hospitality facilities, especially in the eastern area where the redevelopment properties are located.
Extended Stay in Padua
Extended Stay is Europe’s fastest-growing hospitality segment, with a compound annual growth rate (CAGR) of +7% (2019–2024, Federalberghi Veneto). Padua currently lacks sufficient supply: fewer than 200 serviced units vs. over 1,000 monthly requests from medical professionals, visiting professors, ITS technicians, and site project managers.
The Stanga district—comprised of the highway, east ring road, University, Civil Hospital, and San Fidenzio area—offers excellent accessibility, making it ideal for a successful Extended Stay structure, the San Fidenzio Executive Residence.
The San Fidenzio Executive Residence Concept
The proposed real estate asset involves constructing a new building designed to maximize the plot's potential, leveraging available urban planning incentives. According to cadastral surveys, existing buildings total approximately 2,310 m² of Gross Floor Area (GFA).
Based on regional urban regeneration regulations (Regional Law 14/2019, Art. 7), the complete demolition of existing buildings and reconstruction according to Nearly Zero Energy Building (NZEB) criteria enables a volumetric bonus of +20% over the existing GFA. Applying this bonus, the new development’s potential GFA increases to about 2,770 m². This additional volume significantly enhances the project, allowing for the inclusion of extra amenities and services (e.g., wellness area, larger communal spaces), thereby improving the final product and profitability without acquiring additional land.
Functionally, the new construction will span multiple above-ground levels (alongside potential underground levels for parking and technical services), hosting integrated functions. The preliminary space distribution, totaling approximately 2,770 m² GFA, includes:
Residential Units (Lofts) – Around 1,200 m² dedicated to 30 executive mini-lofts of 40 m² each, occupying upper floors to ensure privacy and tranquility for guests. Common Areas and Internal Services – Approximately 300 m², featuring an entrance lobby with reception, lounge/coworking area, and a wellness & fitness center with a panoramic gym and sauna. These spaces, located on the initial levels, enhance guest offerings and elevate the property's positioning to standards. Commercial Spaces on the Ground Floor – Approximately 350 m² divided into four retail units with street-facing windows (each between 80 and 120 m²). These premises, accessible to external visitors, will accommodate complementary activities such as a bistro/café, pharmacy, medical practice, beauty salon, private clinic, or wellness retail, creating synergies with the residence. Panoramic Rooftop – Around 920 m² dedicated to a rooftop restaurant with panoramic terraces. This expansive area includes both covered spaces (restaurant/sky bar) and accessible green terraces with city views. This attraction can be managed by a specialized food-service operator.
Technical and service spaces not included in the GFA (technical rooms, storage, corridors, stairwells/elevators) complement the structure. Particular attention is given to parking solutions: the project includes an integrated, multi-level mechanized parking system that meets municipal standards without excessively consuming surface area (a necessity given the relatively compact site). Additionally, at least 30 bicycle parking spots and at least 8 electric vehicle charging stations will be installed to encourage sustainable mobility.
Structurally, the building will be constructed using traditional reinforced concrete and/or steel, adhering to current seismic and fire safety regulations. Accessibility (elimination of architectural barriers) will be ensured in all common spaces and residential units, aligning with hospitality standards.
In summary, the resulting property will be a multifunctional building, efficiently utilizing space through urban incentives, specifically tailored to the executive residence concept.
San Fidenzio Project Potential
Below is a schematic summary outlining the project's potential, based on average parameters available from similar projects.
Given an estimated total CapEx of approximately 12 million euros, the real estate investment presents the following potential returns:
Net ROI (unlevered): 5.8% – 6.5% Levered IRR (LTV 60%): 8.1% – 9.3% Payback period: approximately 10 years
These values are indicative only and depend on implementation specifics, market variables, and other factors. According to accounting principles, the ROI calculation does not include potential property appreciation, which can be estimated at about 2% per year.
LoveImmobiliare exclusively curated the proposal of these real estate assets and the enhancement study. The project is now part of our archive.
