Calculation method: renovation, ROI and Scout Score

Preliminary Dimora model, 2 November 2026. Property cards, URL analysis and PDFs use the same published result. This is not a valuation or contractor quotation.

Scout Score: interest, 0–100

The Score ranks suitability as a project to investigate: price position against selected adverts up to 25 points, renovation fit 20, location 15, property features 15, energy 10, source/channel 10 and available data 5. Photos and documents apply bounded adjustments; the final score stays 0–100. Calculated ROI is not a score component. Score 80 means neither an 80% return nor an 80% success probability. Score and ROI can share source inputs.

Preliminary ROI: financial scenario

A = acquisition price; B = acquisition allowance of 9% of A; C = estimated works with applicable risk adjustments; D = A+B+C; E = estimated value after works. Margin = E−D; ROI = (E−D)/D ×100%. E uses selected local asking-price comparables, otherwise a suitable OMI reference. C uses national model bases with only documented regional components. Missing price, usable floor area or resale reference means unavailable ROI. No automatic tax credits. Financing, selling costs, exit taxes, applicable VAT and delays are excluded. This is not a guaranteed return or complete net final account.

The 4 Redevelopment Strategies & Parametric What-If Simulator

Candidate at 140 m² or more, or at least 115 m² with five or more rooms. Check access, title, planning and condominium rules. E/F/G or renovation condition identifies a candidate. Check the APE and design. The preset assumes +€320/m² works and ×1.14 on the exit rate. A future rating and incentives require evidence. Possible judicial auction. Verify the lot-specific sale notice, round, minimum bid and CTU appraisal. The 75% input is a scenario assumption. Candidate for light works. Inspect the structure and roof, then confirm quantities, cost and duration. Counts follow the active selection. When a restricted view has no auctions, the PVP button shows the matching shortlist pool and opens that view.

Amax = max(0, ((E / (1 + r)) − C) / 1,09).

Hot Deals: both conditions

Scout Score ≥75 AND calculable preliminary ROI ≥30%. Active shortlist rules and additional user filters still apply. No minimum quota, automatic filling or relaxed thresholds. Score 80 with ROI 35% may qualify; Score 80 with ROI 20% and Score 70 with ROI 50% do not qualify. Sorting does not change eligibility.

Promising — needs review

Scout Score ≥75 with unavailable ROI. The property identifies missing inputs. Unknown means neither 0% nor a negative investment. Default order: descending Scout Score. This mode relaxes profile rule groups to retain incomplete cases; selected area, channel, keyword, price and floor-area filters remain active. A known ROI below 30% does not automatically enter this mode; the property remains available in the shortlist or inventory under active filters.

Filters, keyword search and national costs

Searching for Asolo or villa searches the active selection. Filters narrow that selection; sorting changes only the order. Catalog counts and filtered counts can differ. National works allowances do not prevent ROI or Hot Deals when other inputs suffice. A national cost allowance cannot replace missing resale value. Example: Score 80 with unknown ROI needs review until a supported value reference exists.

Separate composite ranking

The separate composite ranking signal uses: 65% Scout Score, 25% normalized gross ROI and 10% model data coverage. Gross ROI = (E−A−C)/(A+C) ×100%, excluding acquisition allowance B. Ranking caps gross ROI at −20% to +50% and converts it to 0–100. This weighted rank is not the Scout Score and does not define Hot Deals. Hot Deals continues to use preliminary ROI including the acquisition allowance. This separate ranking requires the necessary inputs; it is not an additional entry condition for the four catalog views.

Area: explicit value, works and rent bases

Original source m2 is preserved. Value area, works area and rent area are recorded separately. With an ordinary source area and no detected inconsistency, the same figure remains an explicit parametric assumption, not a survey or certified habitable area. OMI sale/rent net/gross bases remain recorded. A physical sum of housing, cellars, attics and accessories is not automatically all residential. A material source/document commercial-area conflict (>2 m2 and >2%), unreconciled cadastral basis, explicit mixed sum or an annexed barn with undefined scope suspends value, CAPEX, rent and ROI. No invented weights; no automatic residential works budget for the garden. A review badge appears on the card, with the reason in details/PDF. The property and Scout Score remain; review selection requires Score >=75 and active filters. Already weighted commercial areas are not weighted again.

Cadastre, source data and tax checks

WMS maps and source coordinates provide geographic context. They do not establish title, parcel identity, permits or building compliance. Published source data remains distinct from model assumptions. Tax benefits require a separate assessment of circumstances and eligibility by a qualified professional; they are not automatically deducted in ROI. Maps, scores and reports do not replace these checks.

Unconfirmed address and OMI zone

House number, street and municipality must match the geographic result, and the point must lie inside the official OMI zone. A street or municipality point does not confirm the property zone. A mismatched result is not assigned an approximate zone; this does not prove the advertised address is wrong.

Why an OMI reference may be missing

The property distinguishes incomplete address, mismatched result, unconfirmed address, temporarily unavailable source, unverified zone and no usable residential values. A block or failed request does not prove the data does not exist. Without OMI, exit value may still use local comparables meeting the stated requirements; otherwise ROI remains unknown.

Ambiguous areas, prices and documents

Numbers are not joined together or reconstructed by adding dwelling, land and garage areas. A commercial total must explicitly belong to the relevant lot. Address, page and source must be identifiable. Unreadable scans, multiple lots, conflicting values and floor area outside the residential model limits (15–5,000 m²) require review; they do not automatically produce ROI.

How exceptions affect filters

Missing price, floor area or exit value: unknown ROI, never an automatic 0%. Score ≥75 with unknown ROI: Promising — needs review, within active filters. A known low or negative ROI qualifies for neither Hot Deals nor automatic entry into the review selection; the property remains available through shortlist/inventory. National works estimates do not automatically exclude a property. Land and commercial assets outside the residential model require a specific cost plan, without assumed residential ROI or revenue.

Recalculation, updates and reports

ROI is not a score-formula input. New price, floor area, location and data-coverage evidence can still change Scout Score. Property and report use the same published calculation; new source values take priority over earlier recoveries. The property notice on screen is Italian; in the A4 PDF it uses the selected IT, NL, EN or DE language. A confirmed OMI match removes the old notice. Missing photos or readable documents never justify invented data.

Cost sources and geography

No verified municipal all-in residential renovation rates are available. Regional/provincial books price only the works actually verified; the remainder uses the national Dimora allowance. No invented city or lagoon coefficient. Official unit-price books are not complete renovation rates per floor m².

Current verified coverage

For extensive works the model assumes 1 m² of 6 cm cement screed per commercial floor m². Veneto: VEN26-01.13.07.00, EUR 26.15/m². Trento: B.06.20.0111.010, EUR 18.14/m², below 500 m² only, recycled aggregate. Specifications and quantities need checking. These are not whole-project cost indices. Unpriced work remains a national model. Lombardy, unresolved territories, light scope or PAT size overflow use an explicit national fallback.

National allowances and component substitution

Dimora assumptions, not official DEI rates: new build 90; good condition 280; shell 550; ruin 1,500; palazzo 1,150; villa/country house 1,050; other 850 EUR/m². Condition takes priority. Extensive work includes a EUR 26.15/m² screed allowance; only this component is replaced by the verified regional price. Example Trento: 850−26.15+18.14 = 841.99 EUR/m². EUR 18.14/m² is not a full renovation budget. Source coverage is disclosed as a percentage.

Evidence adjustments

Works = area × base × visual risk × condition × documents. Low/medium/high risk: 0.95/1.10/1.25. Condition: 1+clamp((60−condition score)/200,0,0.20). Architectural document findings: +6% high, +1.5% medium, capped at +22%. No valid analysis: factor 1. Applied once only. Quantities, VAT and unverified local logistics still need assessment.

Exit value

Median of 3–5 verified asking-price adverts in good/excellent condition, same municipality/type/variant, area ±30%, within 3 km or same explicit OMI zone when coordinates are missing, seen within 30 days. Excludes duplicates and subject asset. Asking prices are not completed sales. Insufficient sample: OMI excellent-condition scenario, otherwise selected OMI reference, without automatic 32% uplift. Missing price, area or exit benchmark: ROI unavailable.

Preliminary ROI

A entry price; B acquisition reserve = 9% of A; C works; D=A+B+C; E post-works value. Margin E−D; ROI=(E−D)/D×100. A separately labelled gross ROI excludes B. B is an allowance, not personal tax advice. Financing, selling costs, disposal taxes, applicable VAT and delays are excluded; no automatic tax credits. PDF shares 10/18/20/22/18/12% are illustrative budget allocations, not measured quantities.

Scout Score and geographic impact

Seven components: price 25, renovation fit 20, location 15, asset 15, energy 10, channel 10, data 5. Photos: round((condition−55)/12), risk −7/+3/−2 high/low/medium, potential +4/−4/0, confidence +1/−2/0. Documents: +1 if complete with evidence, −3 high architectural, −2 high legal, −1 medium; document delta capped −18/+1. Final score 0–100. Regional costs change ROI, ordering and Hot Deals eligibility (Score ≥75 and preliminary ROI ≥30%), not the score weights.

Two selections keep promising properties visible

Hot Deals: Scout Score at least 75 AND calculable preliminary ROI at least 30%, without automatic filling or relaxed thresholds. Promising — needs review: Score at least 75 with unavailable ROI, ordered by Score and within active filters. Unknown ROI means neither 0% nor a poor investment. The property identifies missing price, floor area, exit reference or specific cost plan. National renovation allowances do not prevent ROI calculation or Hot Deals eligibility. Properties also remain searchable in the shortlist and full inventory under the chosen filters.

Reliability of the OMI reference

A zone requires a unique official municipality match and coordinates inside exactly one published Agenzia delle Entrate zone. All separate contours and holes are checked. A street or municipality estimate does not establish the property’s zone. Without a verified zone and suitable housing quotation, ROI remains unavailable unless qualified comparables exist. Garage and parking quotations cannot value a house. Enrichment checks the latest semester daily and retains semester and source in the report. Polygon matching does not certify the accuracy of portal-supplied coordinates. OMI is a semi-annual market range, not an appraisal or guaranteed sale price. National renovation allowances cannot replace a missing resale value.

Refresh and limitations

Sync and photo/document publication recalculate the catalog. Model version, relevant inputs and local market group determine changed rows. Recalculation alone needs no new AI or portal requests. SQLite read snapshots publish atomically; regional PDF source links are clickable. Obtain measured quantities and local contractor bids before investing.

Fonti / Sources / Quellen / Bronnen

Regione Veneto - Prezzario LL.PP. 2026 · VEN26-01.13.07.00 · 26.15 EUR/m² · Original
SHA-256: 8460e94f125d2499b383162df816aff46272590d0086d00461a9b1ee2629a78e

Provincia autonoma di Trento - EPPAT 2026 · B.06.20.0111.010 · 18.14 EUR/m² · Original
SHA-256: 2cddea7da4b933fa7e03b8acfc26d51d01c6f8681a6be02802636c8db9366119

Model: 20261030-financial-v2 · Cost book: 20261029-regional-v1 · Reviewed 30/10/2026