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Varese social district - Viva Vivere Varese – abitare Belforte

Largo Gigli - Via Tonale - 21100 - Varese (VA)


The project consists of a large urban regeneration intervention with a social impact in the Belforte district of Varese (on the eastern outskirts of the city), through the creation of a green, residential and cultural heart in the area of the former civic slaughterhouse (3 hectares of municipal property), in continuity and coherence with municipal urban development policies that promote various interventions in the city including the Masterplan of the areas of the Station Sector. The main elements of the project come together
in 4 distinct areas:

1. a significant intervention of Social Housing (ERS or Social Residential Building) in the eastern sector on the grounds of the warehouses that will be demolished and rebuilt to make up to 90 social housing available to the city, of which 50% rented at moderate rents and 50% in agreed fee sale;

2. the Nuova Piazza Gigli in the central area, the redeveloped center of gravity of the sector and the main gate to the entire intervention, also including the Integrative Services to Housing (SIA), the Local Urban Services (SLU) and the Commercial buildings (FCR) pertaining to the Social Housing intervention;

3. a complete refurbishment of the former slaughterhouse in the western sector (existing historic buildings) centered on the main theme of food, setting a connection with the historical heritage of the structure and enhancing the relationship of integration and interchange between preparation, administration and food surplus recovery;

4. a public and cycle / pedestrian park that connects the Ex Macello sector with the Giubiano district and the center thanks to a gentle mobility connection beyond the existing railway.

Real estate composition:
8 studios
40 two-room apartments
31/34 three-room apartments
8 four-room apartments
For a total of 87/90 accommodations

With respect to the housing matter, the project will be managed through a social housing intervention approach, i.e. it will be entrusted by the implementing body. On the public interest services side, focused on the historical and re-functionalized part of the former slaughterhouse, the management model will be that of temporary uses. Sports, social and cultural - aggregative services will be provided.


Varese is the 4th most populous province in Lombardy (878,059 inhabitants) after the metropolitan city of Milan and after the provinces of Brescia and Bergamo. A peculiar characteristic of the province is its polycentricity. The town of Busto Arsizio (83 008 pop.) Is slightly more populous than the provincial capital Varese (79 639); equally important are the cities of Gallarate (53 964) and Saronno (38 411). The active population proportion with respect to the overall resident population from this territory is 63 %.
It is an important Lombard industrial center and its metropolitan area is home to some important companies at national and world level. Among the prominent companies: Bassani Ticino (an Italian engineering company founded in Varese in 1936 and acquired by the French industrial group Legrand in 1989). We also mention firms like Aermacchi (aeronautics and motorcycles), MV Agusta and Cagiva (motorcycles); Ignis (later Whirlpool); Prealps (butter and cheeses); Vodafone Automotive (automotive). This area hosts 6,746 companies, most of them belonging to the tertiary sector (3,550 - 52%), followed by those active within the secondary ones (3,087 - 46%) and finally by those active within the primary sector (109 - 2%). The number of companies that include foreign participations are 382 (source: Province of Varese).
The Municipality is crossed by the A8 Motorway (the so-called Autostrada dei Laghi, Lakes Motorway, the first toll motorway in the world), of which it is one of the extremes together with Milan, and by a system of ring roads known as the Varese ring road system. As far as education is concerned, we find the European School of Varese, one of only 14 European Schools in the European Union and the only one in Italy. In addition, we mention the University of Insubria, with its relevant close collaboration with the municipal administration, and the University Institute in the sciences of linguistic mediation.
An urban intergeneration intervention is underway, an integrated social housing project for the Biumo Inferiore district in Varese (a student residence) and an expression of interest is in place for the selection of sustainable urban development strategies to be promoted through structural funds and European
investments for the period 2021-2027 (EX DGR 4151/2020) for the San Fermo district.
It is useful to know that the Entity has adopted measures to reduce charges, taxes and duties in favor of entrepreneurial activities.




Total GFA

12.020 mq (residential 7.200 mq - service building 4.820 mq)

Reference sector



Operators, Developers, Investors

Asset Value/Investment Value

apartments(not funded by  the initiative PINQUA): 26.069.511 €
FIT OUT apartments = 7.200 mq x 200 €/mq = 1.440.000 €
FIT OUT service building = 4.820 mq x 200 €/mq = 964.000 €

Competitive advantages

spaces to services expected duration of the agreement 20 years

space management fees for services = 4,820 sq m x € 4 / sq m = € 19,280 per year for the first 10 years
space management expenses for services = 4,820 sq m x 8 € / sq m = 38,560 € per year for the next 10 years
 total estimated management fees: € 578,400
overall total (fit out + management expenses) = € 1,542,400

business revenues of service spaces = 4,820 m2 x 20 € / m2 = 96,400 € per year
total: 96,400 x 20 = 1,928,000 €

operating income (the income derived from the investment made) / invested capital
roi calculation: (1.928.000 - 1.542.400): 1.542.400 = 0.25

moderate rent housing
duration of the agreement 40 years

residence space management costs = 7,200 sq m x 4 € / sq m = 28,800 € per year for the first 49 years
residence space management costs = 7,200 sq m x 8 € / sq m = 57,600 € per year for the next 50 years
estimated total management expenses: € 4,291,200
overall total (services realization + fit out + management expenses) = € 31,800,711

income from housing management: no. of lodgings: 90 x 4,500 € (annual rent) = 405,000 €
total: 315,000 x 99 = € 40,095,000

operating income (the income derived from the investment made) / invested capital
roi calculation: (40,095,000 - 31,800,711): 31,800,711 = 0.26

Competitive advantages

The project concerns the recovery of a buildings complex with an historical and architectural value, placed in the urban context of Belforte, a district in the city of Varese. The areas are just few minutes walk away from the new railway station compartment, that is undergoing phase of significant regeneration. The location is close to the stops of the main TPL lines with frequent daily runs (approximately every 10 minutes during peak hours). The construction of a new important residential settlement with adjacent services enables us to assume a high profitability of the spaces of which the area is lacking.


A8 Varese Milano - Varese

2 km

Viale Belforte

< 1 km

Railway Station

1 km

Milano - Malpensa (VA) - MXP

20 km

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