Architect San Felice del Benaco: this page collects the public data available for owners and foreign buyers considering a villa project in San Felice del Benaco (BS): OMI villa values, the area, planning rules and landscape constraints, and the checks to make before buying a plot. Every figure is sourced; the studio’s assessments are labelled as such and where a figure is not available we say so. Federico Cappellina Architects is based in Verona.
Studio projects
Some projects by the studio: each card leads to the project page, with photos and description. The full list is on the Projects page.
Villa MD Home — Verona
Villa in Verona, 280 m²: white volumes, a black wall, floor-to-ceiling glazing and a pool. See the project →
AV Home — Dueville (Vicenza)
Contemporary villa of about 300 m² in Dueville (Vicenza), with an infinity pool, interiors and a private spa. See the project →
All studio projects
Villas, interiors and multi-residential projects by the studio: the full list is on the Projects page. See all projects →
Talk to the studio: architect San Felice del Benaco
For information on a plot, a property or a villa project: write to the studio, the answer comes in writing.
or write to info@federicocappellina.com
Architect San Felice del Benaco: villa market in San Felice del Benaco: OMI data
The reference for Italian property values is the OMI database (Osservatorio del Mercato Immobiliare) published by the Agenzia delle Entrate, the national revenue agency. For San Felice del Benaco, the second-half 2025 figures reported via recasa.re are as follows.
- Ville e villini (detached and semi-detached houses with private outdoor space): 2,750 €/sqm as the mid-range value, with a zone maximum of 3,000 €/sqm.
- All residential property, average: 1,585 €/sqm.
- Transactions 2024 (NTN, numero di transazioni normalizzate — a weighted count of sales): 60.2 residential transactions in total, of which 13.9 concerned properties above 145 sqm.
Two readings follow. First, the gap between the villa segment and the overall average is wide, so the villa figure should be used for houses with land or a garden, not as a general benchmark for apartments.
Second, the share of transactions above 145 sqm is a minority of the total: larger properties change hands less frequently, which is a consequence for the studio’s assessment of how a project should be positioned and how long a sale may take, not a market forecast. OMI values are banded estimates by zone and type, not valuations of a specific building; a project budget must be built on a survey of the individual property.
Architect San Felice del Benaco: the area of San Felice del Benaco
San Felice del Benaco lies on the western shore of Lake Garda. The source consulted lists as neighbouring municipalities Garda and Torri del Benaco (province of Verona), Manerba del Garda, Puegnago del Garda and Salò; for confirmation on an institutional source, this must be checked with the municipality (source consulted).
The resident population was 3,403 at the 2011 census (ISTAT); the most recent figure available in the sources used here could not be verified, so it must be checked with the municipality (ISTAT census data). The altitude of the town centre is given as 109 m above sea level, but this comes from a local tourism source rather than an institutional one (source).
Road distances to provincial capitals and airports could not be established: the distances in the sources found are given as the crow flies, not by road, so they must be checked (source consulted). The seismic classification is given as zone 2 by a non-institutional source and must be confirmed officially with the municipality (source).
The climatic zone and degree-days (gradi giorno, the Italian heating-climate classification) could not be established from the sources used here and must be checked with the municipality. The same applies to protected areas and Natura 2000 sites within the municipal territory: this must be verified with the municipality and the competent regional offices.
For a project, these points are not administrative detail. Seismic classification affects structural design and therefore cost; the heating-climate classification affects the energy performance requirements a renovation or new build must meet. Both are consequences the studio assesses once the official data are confirmed, not assumptions to be made at the outset.
Architect San Felice del Benaco: planning and landscape constraints in San Felice del Benaco
The municipal planning instrument is the Piano di Governo del Territorio (PGT) — the municipal land-use plan introduced in Lombardy, which combines the strategic, regulatory and implementation levels of planning. The Comune states that its PGT was approved by Consiglio comunale resolution no. 36 of 16 November 2011. The municipal page also collects documents relating to later variants (varianti), but from these results it cannot be confirmed whether the PGT in force has been further amended beyond those listed. Source: Comune di San Felice del Benaco, «Pianificazione e governo del territorio».
On landscape constraints, the position is as follows. It could not be established which areas of the municipality actually fall within the individual constraints of articles 136 and 142 of D.Lgs. 42/2004 (the Italian Code of Cultural Heritage and Landscape): the available results provide neither a map nor a specific list for San Felice del Benaco.
To verify the boundaries, Regione Lombardia describes its integrated SIT (the regional territorial information system) as an archive of municipal PGTs and their digital documents; that source alone does not attest to the presence of specific municipal constraints. Source: Regione Lombardia, SIT integrato per la pianificazione comunale.
The same applies to lake belts (fasce lacustri), woods, mountain territories and areas of notable public interest: it could not be established which of these categories concretely affect San Felice del Benaco without consulting the official cartography or the constraint decrees referring to the municipality. The general discipline of articles 136 and 142 is not a municipal source and does not demonstrate the presence of a specific category in the territory. Reference text: D.Lgs. 42/2004 on Normattiva.
Finally, no general limit on new construction applying to the whole municipality could be identified: the results do not report the technical rules (norme tecniche) of the PGT and do not allow the rules for a specific area or parcel to be determined. The Comune publishes its planning documentation on the page cited above; the rules for a given site must be verified on the PGT maps and technical rules and against any constraints affecting that area. Source: Comune di San Felice del Benaco, «Pianificazione e governo del territorio».
For a project, the studio’s assessment is that the PGT and the landscape constraints must be read together before any design work begins: the buildable area, heights and distances depend on the PGT rules for the specific parcel, while what can be altered on the exterior depends on whether a landscape constraint applies. Neither question can be answered from general data. Both require the municipal technical office and, where a constraint is claimed, the constraint documentation itself.
Architect San Felice del Benaco: what this means for designing a villa in San Felice del Benaco
The following points connect the facts set out above to design decisions. Each is the studio’s assessment, not a statement of fact or a rule.
- Plot value and building budget. With ville e villini at 2,750 €/sqm mid-range and 3,000 €/sqm as the zone maximum (OMI, 2nd half 2025, via recasa.re), the studio’s assessment is that land cost and construction cost must be modelled together from the first feasibility study. A villa designed without a cost plan tied to these bands risks a finished value that the local market does not support.
- Size and the resale pool. Only 13.9 of 60.2 residential transactions in 2024 concerned properties above 145 sqm (NTN). The studio’s assessment: a large villa addresses a narrower group of buyers, so layout flexibility and a clear separation between main house and guest or service areas are worth designing in from the start. This is a design position, not a market forecast.
- Orientation and the lake. The comune sits on the western shore of Lake Garda (source consulted). The studio’s assessment is that the position of the lake relative to a plot should be established on site and on the cadastral and PGT maps before the plan is set, because it drives the placement of living areas, terraces and glazing. The source does not give us slope, view or sun exposure for any specific plot, and we do not infer them.
- Planning framework. The Comune states that the instrument in force is the Piano di Governo del Territorio (PGT), approved by Consiglio comunale deliberation no. 36 of 16 November 2011, and its page also collects documents on later variants; whether further changes to the PGT in force exist beyond those listed cannot be confirmed from these results (municipal planning page). The studio’s assessment: the applicable PGT text and maps for the specific parcel are the first document to obtain, before any sketch is drawn.
- Landscape constraints. Which areas of the comune actually fall under the constraints of articles 136 and 142 of D.Lgs. 42/2004 cannot be stated here: the sources available give no map or list specific to San Felice del Benaco. Regione Lombardia describes its integrated SIT as an archive of PGTs and their digital documents, but that source alone does not attest to specific municipal constraints (Regione Lombardia, SIT integrato; reference text: D.Lgs. 42/2004 on Normattiva). The studio’s assessment: where a constraint applies, the design approach and the permit route change, so this is checked before purchase, not after.
- No general building limit can be quoted. A general limit on new construction applying to the whole comune cannot be indicated: the sources do not reproduce the PGT technical rules and do not allow the rules for a specific area or parcel to be established. The rules must be verified on the PGT maps and norms and on any constraint affecting the site (municipal planning page).
- Seismic zone. The source consulted indicates zone 2, but it is not an institutional source; official confirmation must be obtained. The studio’s assessment: the seismic classification affects structural design and cost, so it belongs in the feasibility stage.
Architect San Felice del Benaco: checks before buying a plot in San Felice del Benaco
A numbered sequence, specific to this comune. Items marked as unverified are points on which the sources used here give no answer.
- PGT designation of the parcel. Obtain the PGT in force (approved by deliberation no. 36 of 16 November 2011, with the variants published by the Comune) and identify the zoning and technical rules for the specific parcel: municipal planning page. Whether further modifications to the PGT in force exist beyond those listed must be confirmed with the municipality.
- Landscape constraints on the parcel. Check on the official cartography and the constraint acts for the Comune whether articles 136 or 142 of D.Lgs. 42/2004 apply. This page cannot state which areas are affected; the Regione Lombardia SIT is a starting archive, not proof of a specific constraint.
- Lake shore, woods, mountain territory, areas of notable public interest. Verify with the municipality which of these categories actually affects the site. This cannot be indicated here without the official cartography or the constraint acts.
- Building rules for the parcel. No general limit on new construction for the whole comune can be quoted. Verify volumes, heights, setbacks and permitted use on the PGT norms and maps for that area.
- Seismic classification. The zone 2 indication comes from a non-institutional source; request official confirmation, as it affects structural design.
- Cadastral status and any abuses. Check that the existing buildings, if any, match the cadastral and approved plans. This is a standard step; the sources used here give no data on individual properties.
- Access, services and utilities. Confirm road access and connection points for water, power and drainage with the municipality and the utility providers. The sources used here give no information on this for any specific plot.
- Distances. Road distances to provincial capitals and airports cannot be given: the distances in the sources consulted are stated as the crow flies, not by road (source consulted). Measure them on a routing tool or on site.
- Climate data. Climate zone and degree days cannot be stated here; request them from the municipality, as they affect the energy design.
- Protected areas and Natura 2000 sites. Whether any fall within the municipal territory cannot be stated here; verify with the municipality and with Regione Lombardia.
How the studio works
The stages below describe the studio’s method in general terms. They are not a description of any particular project.
- Brief and feasibility. Site, programme, budget and the planning framework are established together, with the PGT and constraint checks above completed or in progress.
- Concept design. Layout, orientation and the relationship between building and land are developed and discussed with the client before technical work advances.
- Planning and permits. The application is prepared on the basis of the rules verified for the specific parcel, with the municipal offices.
- Technical and construction design. Structural, energy and detail design are coordinated, including the seismic requirements confirmed for the site.
- Construction phase. The studio follows the works, with cost and programme control against the approved budget.
Do you need an architect San Felice del Benaco for your plot?
Before buying, the studio reads the planning instrument, constraints and indices of the plot with you. Send the location, cadastral references or the listing.
or write to info@federicocappellina.com
Frequently asked questions
When should you involve an architect San Felice del Benaco before buying a plot?
Before signing the preliminary contract. An architect San Felice del Benaco reads the planning instrument, the constraints map and the technical rules that apply to the plot, and lists the checks to request from the municipality and the notary: this is the stage where a mistake costs least.
What does an architect San Felice del Benaco do besides the design?
An architect San Felice del Benaco follows the building and landscape permit, coordinates the consultants (structures, services, geologist) and supervises the works. The stages are described in the section «How the studio works».
How to choose an architect San Felice del Benaco for a villa?
Look at completed projects, knowledge of local planning instruments and the ability to follow the site. The studio’s projects are on the Projects page.
How much does an architect San Felice del Benaco cost for a villa?
An architect San Felice del Benaco’s fee depends on the size of the work, the plot’s constraints and the stages requested (design, permit application, construction drawings, site supervision): it is set in a written quotation after the plot has been analysed.
What should you ask an architect San Felice del Benaco to put in writing before the appointment?
The scope with the stages included, the fee for each, the estimated timing and the list of consultants involved. An architect San Felice del Benaco should also state which checks remain with the client.
Can an architect San Felice del Benaco handle the landscape permit too?
Yes: where the area is subject to a landscape constraint the architect prepares the documentation for the landscape authorisation together with the design; timing depends on the authorities concerned.
How long does an architect San Felice del Benaco need to design a villa?
It depends on complexity and approval times: the design develops in stages and permit timing must be checked with the municipality before a schedule is fixed.
Can you involve an architect San Felice del Benaco before buying the plot?
It is the prudent choice: the architect checks indices, constraints and access on the plot before the purchase, so conditions can be discussed with the seller while the decision is still open.
Do you need an architect San Felice del Benaco for a renovation?
If the work needs a building permit or touches a landscape-protected area, an architect San Felice del Benaco checks which procedure applies with the municipal technical office before any commitment.
What can an architect San Felice del Benaco tell you before an offer on a plot?
An architect San Felice del Benaco can read the planning instrument and the constraints map for the plot and list what must still be verified, so that the offer reflects what can actually be built.
What do villas cost per square metre in San Felice del Benaco?
OMI figures for the second half of 2025 report ville e villini at 2,750 €/sqm mid-range, with a zone maximum of 3,000 €/sqm, against an average of 1,585 €/sqm for all residential property (recasa.re). These are banded estimates by zone and type, not a valuation of a specific property.
How many properties change hands each year?
In 2024 there were 60.2 residential transactions (NTN), of which 13.9 concerned properties above 145 sqm (recasa.re).
Which municipalities border San Felice del Benaco?
The source consulted lists Garda and Torri del Benaco (VR), Manerba del Garda, Puegnago del Garda and Salò; confirmation on an institutional source must be obtained from the municipality (source consulted).
How many people live in the comune?
The resident population was 3,403 at the 2011 census (ISTAT, census page). The most recent figure could not be verified in the sources used here and must be checked with the municipality.
Which planning instrument applies?
The Comune states that the instrument is the Piano di Governo del Territorio, approved by Consiglio comunale deliberation no. 36 of 16 November 2011; the municipal page also collects documents on later variants (municipal planning page). Whether further changes to the PGT in force exist must be confirmed with the municipality.
Are there landscape constraints on building?
Which areas fall under articles 136 and 142 of D.Lgs. 42/2004 cannot be stated here: the sources give no map or list specific to San Felice del Benaco. The perimeters must be verified on the official cartography and constraint acts. Reference text: D.Lgs. 42/2004.
Is there a general limit on new construction in the comune?
No general limit applicable to the whole comune can be quoted from the sources used here. The rules for a specific area or parcel must be verified on the PGT maps and norms and on any constraint affecting the site (municipal planning page).
Architect San Felice del Benaco: contact
For a first discussion on a plot or an existing property in San Felice del Benaco, the studio can be reached through the contact page. Selected work is published at federicocappellina.com/projects.
Architect San Felice del Benaco: notes for those weighing an appointment
- An architect San Felice del Benaco checks the planning designation of the plot before any volume is hypothesised.
- An architect San Felice del Benaco asks the municipality for the certification of the constraints that affect the area.
- An architect San Felice del Benaco compares the design with the building indices and the distances from boundaries and roads.
- An architect San Felice del Benaco coordinates geologist, structural engineer and services engineers from the concept stage.
- An architect San Felice del Benaco prepares the documents for the building permit and, where needed, for the landscape authorisation.
- An architect San Felice del Benaco sets out timing and stages with the client, without promising dates that depend on the offices.
Architect San Felice del Benaco: ask the studio for information
For a villa project or a plot consultation: tell us the municipality, the area and your starting ideas. Direct contact with the architect, in writing.
or write to info@federicocappellina.com