{"id":85804,"date":"2026-05-12T14:08:55","date_gmt":"2026-05-12T12:08:55","guid":{"rendered":"https:\/\/blog.urbanitae.com\/?p=85804"},"modified":"2026-05-12T15:04:59","modified_gmt":"2026-05-12T13:04:59","slug":"arianna-ii-new-13-annual-tranche-for-a-hotel-and-luxury-villas-on-the-tuscan-coast","status":"publish","type":"post","link":"https:\/\/blog.urbanitae.com\/en\/2026\/05\/12\/arianna-ii-new-13-annual-tranche-for-a-hotel-and-luxury-villas-on-the-tuscan-coast\/","title":{"rendered":"Arianna II: new 13% annual tranche for a hotel and luxury villas on the Tuscan coast"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"85804\" class=\"elementor elementor-85804 elementor-85797\" data-elementor-post-type=\"post\">\n\t\t\t\t\t\t<section data-particle_enable=\"false\" data-particle-mobile-disabled=\"false\" class=\"elementor-section elementor-top-section elementor-element elementor-element-a16209c elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"a16209c\" data-element_type=\"section\" data-e-type=\"section\">\n\t\t\t\t\t\t<div class=\"elementor-container elementor-column-gap-default\">\n\t\t\t\t\t<div class=\"elementor-column elementor-col-100 elementor-top-column elementor-element elementor-element-39a4cef\" data-id=\"39a4cef\" data-element_type=\"column\" data-e-type=\"column\">\n\t\t\t<div class=\"elementor-widget-wrap elementor-element-populated\">\n\t\t\t\t\t\t<div class=\"elementor-element elementor-element-3a4a9963 elementor-widget elementor-widget-text-editor\" data-id=\"3a4a9963\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<p>Next <strong>Friday, May 15 at 12:00 p.m. (UTC+2)<\/strong>, we are opening for investment <strong>Project Arianna II<\/strong>, the continuation of the <a id=\"https:\/\/blog.urbanitae.com\/en\/2026\/04\/28\/new-project-13-annual-debt-investment-in-a-hotel-and-luxury-villas-on-the-tuscan-coast\/?utm_source=blog_en&amp;utm_medium=organic&amp;utm_campaign=urbanitae_blog_0526&amp;utm_term=arianna&amp;utm_content=en_proyecto_arianna_ii\" href=\"https:\/\/blog.urbanitae.com\/en\/2026\/04\/28\/new-project-13-annual-debt-investment-in-a-hotel-and-luxury-villas-on-the-tuscan-coast\/?utm_source=blog_en&amp;utm_medium=organic&amp;utm_campaign=urbanitae_blog_0526&amp;utm_term=arianna&amp;utm_content=en_proyecto_arianna_ii\" target=\"_blank\" rel=\"noreferrer noopener\" type=\"link\">Arianna<\/a> project, a <strong>real estate debt<\/strong> transaction in Italy aimed at financing the acquisition and repositioning of a beachfront hotel asset.<\/p><p>This is the <strong>second tranche of the Arianna loan<\/strong>, a transaction already presented on Urbanitae. For this reason, there will not be a new webinar on this occasion, although you can rewatch the project\u2019s original webinar, held on <strong>Wednesday, April 29<\/strong>, where the asset, sponsor, and investment thesis are explained in detail.<\/p><ul class=\"wp-block-list\"><li>\ud83d\udcc5 <strong>Investment opening:<\/strong> Friday, May 15 at 12:00 p.m. (UTC+2)<\/li><li>\ud83c\udf99 <strong>Project <a id=\"https:\/\/urbanitae.com\/es\/proyecto\/P000475\/?utm_source=blog_en&amp;utm_medium=organic&amp;utm_campaign=urbanitae_blog_0526&amp;utm_term=webinar_1&amp;utm_content=en_proyecto_arianna_ii\" href=\"https:\/\/urbanitae.com\/es\/proyecto\/P000475\/?utm_source=blog_en&amp;utm_medium=organic&amp;utm_campaign=urbanitae_blog_0526&amp;utm_term=webinar_1&amp;utm_content=en_proyecto_arianna_ii\" target=\"_blank\" rel=\"noreferrer noopener\" type=\"link\">webinar<\/a>:<\/strong> you can rewatch the Arianna webinar held on Wednesday, April 29.<\/li><\/ul><h2 class=\"wp-block-heading\">Continuation of the Arianna project<\/h2><p><a id=\"https:\/\/urbanitae.com\/en\/project\/P000475\/?utm_source=blog_en&amp;utm_medium=organic&amp;utm_campaign=urbanitae_blog_0526&amp;utm_term=arianna_ii_1&amp;utm_content=en_proyecto_arianna_ii\" href=\"https:\/\/urbanitae.com\/en\/project\/P000475\/?utm_source=blog_en&amp;utm_medium=organic&amp;utm_campaign=urbanitae_blog_0526&amp;utm_term=arianna_ii_1&amp;utm_content=en_proyecto_arianna_ii\" target=\"_blank\" rel=\"noreferrer noopener\" type=\"link\">Arianna II<\/a> allows investors to participate in the same project presented in Arianna I: the granting of a <strong>mezzanine loan<\/strong> to finance the acquisition and repositioning of the <strong>Hotel Arianna<\/strong>, located in <strong>Marina di Pietrasanta<\/strong>, on the southern edge of <strong>Forte dei Marmi<\/strong>, one of Italy\u2019s most established luxury coastal destinations.<\/p><p>Mezzanine debt is a financing layer positioned between senior debt and equity: it ranks behind the main bank loan in repayment priority, but ahead of shareholders\u2019 equity. Due to this subordinated position, it generally offers higher returns than senior debt.<\/p><p>The project consists of the full refurbishment of the <a id=\"https:\/\/blog.urbanitae.com\/en\/2026\/05\/10\/roca-negra-repaid-with-a-13-85-irr-in-14-months\/?utm_source=blog_en&amp;utm_medium=organic&amp;utm_campaign=urbanitae_blog_0526&amp;utm_term=hotel&amp;utm_content=en_proyecto_arianna_ii\" href=\"https:\/\/blog.urbanitae.com\/en\/2026\/05\/10\/roca-negra-repaid-with-a-13-85-irr-in-14-months\/?utm_source=blog_en&amp;utm_medium=organic&amp;utm_campaign=urbanitae_blog_0526&amp;utm_term=hotel&amp;utm_content=en_proyecto_arianna_ii\" target=\"_blank\" rel=\"noreferrer noopener\" type=\"link\">hotel<\/a>, which will feature <strong>42 rooms<\/strong> distributed across five floors, a rooftop SPA with panoramic terrace, restaurant, bar, and renovated common areas. The project perimeter also includes two high-end residential villas: <strong>Villa Residencial<\/strong> and <strong>Villa Dependance<\/strong>, both with private gardens, swimming pools, and luxury finishes.<\/p><h2 class=\"wp-block-heading\">A beachfront asset<\/h2><p>The asset is located just a few minutes\u2019 walk from the center of <strong>Forte dei Marmi<\/strong>, opposite the Versiliana Park and with direct access to some of the coastline\u2019s most exclusive <em>bagni<\/em>, such as Twiga, Augustus, and Principe Forte dei Marmi.<\/p><p>Versilia, on the Tuscan coast, combines natural surroundings, beaches, high-end services, and proximity to iconic destinations such as Forte dei Marmi and Viareggio. It is one of Italy\u2019s most renowned luxury tourism markets and an area with strong demand from international buyers and guests.<\/p><p>This beachfront location gives the project a differentiated positioning within the premium hotel-residential segment.<\/p><h2 class=\"wp-block-heading\">The project sponsor<\/h2><p>The <a id=\"https:\/\/urbanitae.com\/en\/project\/P000475\/?utm_source=blog_en&amp;utm_medium=organic&amp;utm_campaign=urbanitae_blog_0526&amp;utm_term=transaction&amp;utm_content=en_proyecto_arianna_ii\" href=\"https:\/\/urbanitae.com\/en\/project\/P000475\/?utm_source=blog_en&amp;utm_medium=organic&amp;utm_campaign=urbanitae_blog_0526&amp;utm_term=transaction&amp;utm_content=en_proyecto_arianna_ii\" target=\"_blank\" rel=\"noreferrer noopener\" type=\"link\">transaction<\/a> sponsor is <strong>Setha Group<\/strong>, a real estate investment and development firm with more than a decade of experience in the identification, acquisition, and development of <em>brownfield<\/em> land in the United Kingdom and Italy.<\/p><p>Setha has an extensive track record in the sector, with more than <strong>20 projects led<\/strong>, a <strong>GDV<\/strong> \u2013 gross development value of completed projects \u2013 exceeding <strong>\u00a31 billion<\/strong>, and more than <strong>1,000 delivered units<\/strong> across London, southeast England, and key Italian cities.<\/p><p>The company acts as both developer and investor, allowing it to maintain direct control over design, execution, and costs. It also has active experience in the Versilia area, including a luxury villa refurbishment project currently under development at <strong><a id=\"https:\/\/blog.urbanitae.com\/en\/2025\/11\/07\/first-project-in-italy-12-annual-return-in-forte-dei-marmi\/?utm_source=blog_en&amp;utm_medium=organic&amp;utm_campaign=urbanitae_blog_0526&amp;utm_term=via_del_acqua_166&amp;utm_content=en_proyecto_arianna_ii\" href=\"https:\/\/blog.urbanitae.com\/en\/2025\/11\/07\/first-project-in-italy-12-annual-return-in-forte-dei-marmi\/?utm_source=blog_en&amp;utm_medium=organic&amp;utm_campaign=urbanitae_blog_0526&amp;utm_term=via_del_acqua_166&amp;utm_content=en_proyecto_arianna_ii\" target=\"_blank\" rel=\"noreferrer noopener\" type=\"link\">Via dell\u2019Acqua 166<\/a>, Forte dei Marmi<\/strong>, also in collaboration with Urbanitae.<\/p><h2 class=\"wp-block-heading\">Transaction structure<\/h2><p>Total junior financing amounts to <strong>\u20ac8 million<\/strong>. Of this amount, <strong>\u20ac5 million<\/strong> will be financed by Urbanitae investors \u2013 \u20ac3 million corresponding to the first tranche and \u20ac2 million corresponding to Arianna II \u2013 and <strong>\u20ac3 million<\/strong> by external investors.<\/p><p>The main features of <strong>Arianna II<\/strong> are:<\/p><ul class=\"wp-block-list\"><li><strong>Amount:<\/strong> up to \u20ac2,000,000<\/li><li><strong>Interest rate:<\/strong> 13.0% annual simple interest<\/li><li><strong>Total return:<\/strong> 26%<\/li><li><strong>Term:<\/strong> 24 months<\/li><li><strong>Possible extension:<\/strong> additional 12 months<\/li><li><strong>Minimum interest:<\/strong> equivalent to 9 months of interest<\/li><li><strong>Interest and principal payment:<\/strong> at maturity<\/li><\/ul><p>The portion of the loan allocated to refurbishment works will be drawn through <strong>monthly construction certifications<\/strong>, subject to favorable reports from the <strong>Project Monitor<\/strong>.<\/p><p>Full early repayment will be permitted at any time, with a minimum return equivalent to <strong>9 months of interest<\/strong>.<\/p><h2 class=\"wp-block-heading\">Financing and sponsor contribution<\/h2><p>The sponsor is committing total capital of approximately <strong>\u20ac3.01 million<\/strong>, of which around <strong>\u20ac2.04 million<\/strong> had already been disbursed at the closing date of the financing.<\/p><p>The project also benefits from a senior loan from <strong>Solution Bank<\/strong> totaling <strong>\u20ac7.5 million<\/strong>, of which <strong>\u20ac5 million<\/strong> has already been granted and <strong>\u20ac2.5 million<\/strong>, corresponding to a CapEx facility \u2013 investment intended to finance works, equipment, and asset improvements \u2013 is in the final approval phase.<\/p><h2 class=\"wp-block-heading\">Loan guarantees<\/h2><p>The loan includes a package of guarantees tailored to the mezzanine structure of the transaction:<\/p><ul class=\"wp-block-list\"><li><strong>First-ranking pledge over 100% of the shares<\/strong> of the borrowing SPV, Dogui 2 S.r.l.<\/li><li><strong>First-ranking pledge over the SPV\u2019s bank accounts<\/strong><\/li><li><strong>Subordination of corporate and shareholder loans<\/strong> granted to the SPV<\/li><li><strong>Commitment by the sponsor to inject additional equity<\/strong> in the event of construction cost overruns<\/li><\/ul><p>In addition, as in all debt projects, a <strong>Project Monitor<\/strong> will oversee construction certifications, construction progress, potential timeline or cost deviations, and approve monthly loan disbursements.<\/p><h2 class=\"wp-block-heading\">Exit strategy<\/h2><p>Urbanitae investors are expected to exit through the <strong>refinancing of the loan in 2028<\/strong>, supported by two main drivers: the <strong>sale of the two residential villas<\/strong> and the <strong>stabilization of the hotel<\/strong> under a lease agreement with <strong>EGA Hospitality<\/strong>.<\/p><p>The villas will be marketed through Setha Group\u2019s direct channels, supported by local brokers specialized in the <em>ultra-prime<\/em> segment of Forte dei Marmi and Marina di Pietrasanta.<\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t<section data-particle_enable=\"false\" data-particle-mobile-disabled=\"false\" class=\"elementor-section elementor-top-section elementor-element elementor-element-02e0761 elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"02e0761\" data-element_type=\"section\" data-e-type=\"section\">\n\t\t\t\t\t\t<div class=\"elementor-container elementor-column-gap-default\">\n\t\t\t\t\t<div class=\"elementor-column elementor-col-100 elementor-top-column elementor-element elementor-element-81b6082\" data-id=\"81b6082\" data-element_type=\"column\" data-e-type=\"column\">\n\t\t\t<div class=\"elementor-widget-wrap elementor-element-populated\">\n\t\t\t\t\t\t<div class=\"elementor-element elementor-element-bfd85d6 elementor-widget elementor-widget-video\" data-id=\"bfd85d6\" data-element_type=\"widget\" data-e-type=\"widget\" data-settings=\"{&quot;youtube_url&quot;:&quot;https:\\\/\\\/youtu.be\\\/yyf5lOh78vM&quot;,&quot;video_type&quot;:&quot;youtube&quot;,&quot;controls&quot;:&quot;yes&quot;}\" data-widget_type=\"video.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t<div class=\"elementor-wrapper elementor-open-inline\">\n\t\t\t<div class=\"elementor-video\"><\/div>\t\t<\/div>\n\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t<section data-particle_enable=\"false\" data-particle-mobile-disabled=\"false\" class=\"elementor-section elementor-top-section elementor-element elementor-element-f9f84a0 elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"f9f84a0\" data-element_type=\"section\" data-e-type=\"section\">\n\t\t\t\t\t\t<div class=\"elementor-container elementor-column-gap-default\">\n\t\t\t\t\t<div class=\"elementor-column elementor-col-100 elementor-top-column elementor-element elementor-element-f5c580b\" data-id=\"f5c580b\" data-element_type=\"column\" data-e-type=\"column\">\n\t\t\t<div class=\"elementor-widget-wrap elementor-element-populated\">\n\t\t\t\t\t\t<div class=\"elementor-element elementor-element-f5cd44a elementor-widget elementor-widget-text-editor\" data-id=\"f5cd44a\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<h2 class=\"wp-block-heading\">Why invest in Arianna II<\/h2><p>These are some of the <a id=\"https:\/\/urbanitae.com\/en\/project\/P000475\/?utm_source=blog_en&amp;utm_medium=organic&amp;utm_campaign=urbanitae_blog_0526&amp;utm_term=project&amp;utm_content=en_proyecto_arianna_ii\" href=\"https:\/\/urbanitae.com\/en\/project\/P000475\/?utm_source=blog_en&amp;utm_medium=organic&amp;utm_campaign=urbanitae_blog_0526&amp;utm_term=project&amp;utm_content=en_proyecto_arianna_ii\" target=\"_blank\" rel=\"noreferrer noopener\" type=\"link\">project<\/a>\u2019s main strengths:<\/p><ul class=\"wp-block-list\"><li><strong>Continuation of Arianna<\/strong>, a transaction already presented on Urbanitae<\/li><li><strong>Exclusive beachfront asset<\/strong> in one of the Mediterranean\u2019s most sought-after locations<\/li><li><strong>13.0% annual simple return<\/strong>, with a minimum return equivalent to 9 months of interest<\/li><li><strong>Sponsor with a strong track record<\/strong>, with more than 20 projects and GDV above \u00a31 billion<\/li><li><strong>Guarantee package<\/strong> including first-ranking pledges over the SPV and sponsor commitment in the event of cost overruns<\/li><li><strong>Mixed hotel-residential project<\/strong>, with exit supported by villa sales and hotel stabilization<\/li><\/ul><h2 class=\"wp-block-heading\">Estimated timeline<\/h2><p>The estimated project term is <strong>24 months<\/strong>, with an option to extend for an additional 12 months.<\/p><p>Main expected milestones:<\/p><ul class=\"wp-block-list\"><li><strong>Q2 2026:<\/strong> granting of the loan for acquisition and refurbishment costs<\/li><li><strong>Q3 2026:<\/strong> start of works following approval of the volumetric expansion permit<\/li><li><strong>Q2 2028:<\/strong> sale of the two villas and first partial repayment of the loan<\/li><li><strong>2028:<\/strong> hotel opening and refinancing of the mezzanine loan, with full repayment to Urbanitae investors<\/li><\/ul><h2 class=\"wp-block-heading\">Do you have questions about the project?<\/h2><p>You can rewatch the <strong>Arianna project <a id=\"https:\/\/youtu.be\/n3r2iMiFENs?utm_source=blog_en&amp;utm_medium=organic&amp;utm_campaign=urbanitae_blog_0526&amp;utm_term=webinar_2&amp;utm_content=en_proyecto_arianna_ii\" href=\"https:\/\/youtu.be\/n3r2iMiFENs?utm_source=blog_en&amp;utm_medium=organic&amp;utm_campaign=urbanitae_blog_0526&amp;utm_term=webinar_2&amp;utm_content=en_proyecto_arianna_ii\" target=\"_blank\" rel=\"noreferrer noopener\" type=\"link\">webinar<\/a><\/strong>, held on Wednesday, April 29, where all the details of the transaction are explained.<\/p><p>You can also contact us at <strong><a href=\"mailto:contacto@urbanitae.com\" target=\"_blank\" rel=\"noreferrer noopener\">contacto@urbanitae.com<\/a><\/strong> or call us at <strong>(+34) 911 23 25 22<\/strong>.<\/p><p>Remember: <strong><a id=\"https:\/\/urbanitae.com\/en\/project\/P000475\/?utm_source=blog_en&amp;utm_medium=organic&amp;utm_campaign=urbanitae_blog_0526&amp;utm_term=arianna_ii_2&amp;utm_content=en_proyecto_arianna_ii\" href=\"https:\/\/urbanitae.com\/en\/project\/P000475\/?utm_source=blog_en&amp;utm_medium=organic&amp;utm_campaign=urbanitae_blog_0526&amp;utm_term=arianna_ii_2&amp;utm_content=en_proyecto_arianna_ii\" target=\"_blank\" rel=\"noreferrer noopener\" type=\"link\">Arianna II<\/a> opens for investment on Friday, May 15 at 12:00 p.m. (UTC+2).<\/strong><\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"<p>Second tranche of the Arianna project: a mezzanine loan at 13% annually to reposition a hotel and two luxury villas near Forte dei Marmi.<\/p>\n","protected":false},"author":1,"featured_media":85803,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"inline_featured_image":false,"footnotes":""},"categories":[1076,926],"tags":[1963,1953,2060],"class_list":["post-85804","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-debt","category-projects","tag-real-estate-crowdfunding","tag-real-estate-crowdlending","tag-vivienda-de-lujo-en"],"blocksy_meta":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.5 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Real estate debt in Italy at 13%: Arianna II<\/title>\n<meta name=\"description\" content=\"Arianna II offers real estate debt in Italy at 13% annually: a new tranche to finance a hotel and luxury villas on the Tuscan coast.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, 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