Nine self-contained apartments, three hundred metres from the beach at Sant’Isidoro, under construction to energy class A1. Read it as a hospitality business with a building around it: nine keys, nine sets of running costs, and a handful of registrations that decide what you may charge for them.
What you get
Bathrooms outnumber bedrooms, ten to nine, across nine one-bedroom apartments in a new build still going up. Ask us for the completion date and the stage the works have reached before you plan a season around it.
We are holding back one number until the seller confirms it. The Italian listing gives 3,700 m² for the complex, which across nine one-bedroom units would be 411 m² each — that reads like the site area rather than the built area, and on a purchase of this size it is not a figure to guess at. Ask us and we will send the cadastral areas unit by unit.
New construction at class A1 changes the running costs of a letting operation more than anything else on the specification, because heating and cooling are the line that scales with occupancy.
The scheme gives your guests a pool with a wooden sun deck, and an equipped barbecue area beside it. The gardens are landscaped, which on a letting property is a running cost that arrives with the keys. Every apartment comes with a parking space and its own terrace or garden. There is also a play area, which is often what decides between you and the villa down the road when a couple travels with small children.
On the booking sites these are filter boxes. A search filtered for a pool returns only the properties that have one, and everything else stays invisible however good it is. Buying at this stage means you can still put your own hand on the finishes and the layout of the shared areas. For a purchase of this size we ask the seller for the full file — records and plans for every unit, the building title and the certificate of fitness for use, any operating licences, and the real occupancy and cost figures for recent years — and we go through it with you before you put a number on paper.
| Price | €1,600,000 |
|---|---|
| Bedrooms | 9 |
| Bathrooms | 10 |
| Rooms | 10 |
| Energy class | A1 |
| Condition | New build, under construction |
| Reference | MIL-0041 |
Where it is
Sant’Isidoro is in the comune of Nardò, on the Ionian coast, three hundred metres from the beach. It borders Porto Cesareo, and the difference is administrative rather than scenic — but for a letting business the administration is the point.
For a building that earns its keep from guests, that means the tourist letting rules, the planning office and the council tax are Nardò’s, and so is the tourist tax you will be collecting on their behalf.
The coastal band applies here as well: changes to the elevations, verandas or a pool need landscape authorisation, and on a hospitality building so do signs and external installations.
Questions buyers ask
Is Sant'Isidoro in Porto Cesareo or in Nardò?
Nardò, and beyond the tax office that has a practical consequence: the national identification code, the CIN, has to appear in every advertisement and be displayed outside the building. In Puglia it comes only after the regional code, the CIS, which you apply for on the Puglia region portal. How many CINs you need follows the registration question below: nine separate dwellings means nine codes, a single hospitality structure means one. The tourist tax is Nardò’s to set, and the operator is liable for paying it over whether or not it was collected from the guest.
How are the nine apartments registered?
Nothing is fixed on the register until the building is finished, so there is no final answer to read off the file today. It can end up recorded as a single hospitality structure or as nine separate dwellings, and the two carry different tax treatment and different operating rules. At this scale the two roads meet at one point: past the second unit, short letting is treated as a business either way, and a VAT number comes with it. What still differs is which licence route stays open to you. Ask us for what has been filed with the comune so far: it shows where the decision stands today. While the work is unfinished you still have a say in it.
Does being 300 metres from the sea bring restrictions?
The useful line is between what needs consent and what does not. Awnings and shading structures serving a hospitality business are on the exempt list of the 2017 landscape regulation, but only while they stay easily removable, with no masonry and nothing fixed into the ground. Repainting is exempt where it keeps the existing colours and, where the comune has adopted a colour plan, follows it. What takes the shortened route is signage outside the window and plant visible from the street, and that route runs through the Soprintendenza as well as the comune: sixty days by law. Put this in the opening timetable, before the first season.
See it for yourself
The site can be visited while the works are under way. Send your travel dates through the contact form and we will fix a time to walk it with you. Enquiries written in English reach Camillo, who answers them himself. The office telephone is +39 0832 391489.
Reference for this property: MIL-0041. We have been FIMAA-registered agents in Lecce since 1994, we work in English every day, and the Google rating for the office is 4.9 from 59 reviews.