First Project in Italy! 12% Annual Return in Forte dei Marmi

Urbanitae takes a new step in its international expansion with the launch of its first project in Italy, a real estate debt operation in Forte dei Marmi, one of the most exclusive coastal areas in Tuscany. Funding will open on Thursday, November 13 at 4:00 p.m. (UTC+1). The webinar with the project manager will take place on Tuesday, November 11 at 12:00 p.m. (UTC+1).

The Via dell’Acqua 166 project consists of granting a fixed-rate loan to finance part of the acquisition, construction costs, and general expenses arising from the complete refurbishment of a luxury villa. The loan will have a term of 18 months and will offer investors a fixed annual interest rate of 12%, equivalent to a total return of 18% over the estimated investment period.

An Exclusive Project in Tuscany

The property is located in Forte dei Marmi, a prestigious coastal town in northern Tuscany, known as the “Hamptons of Italy” or the “Saint-Tropez of Tuscany.” Over the past decades, it has become one of the most exclusive vacation destinations in Europe, with a wide range of boutique hotels, gourmet restaurants, luxury fashion stores, and private beach clubs. The project involves the complete refurbishment of a two-story single-family villa, with 188 m² of living space and a 72 m² rooftop terrace. It will feature two bedrooms, three bathrooms, an outdoor swimming pool, terrace, and garden. The 490 m² plot has already been acquired by the developer and has a building permit granted since August 2025. Construction is expected to begin approximately one month after the asset acquisition.

Structure of the Operation

The operation is structured as a debt project, in which Urbanitae investors will grant a fixed-rate loan of up to €1,220,000. The loan will be formalized in a single tranche with the following conditions:

• Simple fixed annual interest rate: 12%
• Term: 18 months + possible 6-month extension
• Interest and principal: fully paid at maturity
• Minimum guaranteed return: equivalent to 12 months of interest

To protect investors, the loan will include first-ranking guarantees on the shares and bank accounts of the borrowing company, as well as a sale mandate on the property, which will be automatically activated in case of default or if the extension is not executed. As with all Urbanitae debt projects, the operation will have the supervision of an independent Project Monitor, responsible for validating construction certificates, monitoring progress, and approving loan disbursements.

An Internationally Experienced Manager

The project promoter is Setha, a company specializing in real estate investment and development with operations in the United Kingdom and Italy. Its team focuses on the redevelopment of disused industrial land (brownfield) and its transformation into residential or mixed-use projects. Setha has extensive experience in the European real estate market and currently develops more than 20 projects totaling over 1,000 units with a gross development value (GDV) exceeding £1 billion. In the Via dell’Acqua 166 project, the manager contributes €550,000 of own capital, reinforcing alignment of interests with Urbanitae investors.

Appreciation Potential

Forte dei Marmi combines luxury, exclusivity, and natural surroundings. Its proximity to the Apuan Alps, sandy beaches, and high-quality urban planning have made it a market with high demand and limited supply, especially for refurbished or newly built homes. The average price of villas in the area ranges from €2 million to €3 million, while the property in this project is estimated to have a sale value of €2.25 million after a total investment of around €850,000. These figures reflect a significant margin of safety and potential appreciation, consistent with the product positioning and the solidity of the prime Tuscan market.