Architect Tremezzina: this page collects the public data available for owners and foreign buyers considering a villa project in Tremezzina (CO): 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 Tremezzina
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 Tremezzina: villa market in Tremezzina: OMI data
The reference figures come from the OMI database (Osservatorio del Mercato Immobiliare) of the Agenzia delle Entrate, second semester 2025, as published on recasa.re.
- Ville e villini (villas and small villas), medium bracket: 2,475 €/sqm; the maximum value recorded for the zone is 2,950 €/sqm.
- Average across all residential property types: 1,382 €/sqm.
- Residential transactions in 2024 (NTN, numero di transazioni normalizzate — normalised transaction count): 93.1 overall; 16.2 for properties above 145 sqm.
Consequence for the project (studio assessment): the gap between the villa bracket and the all-types average indicates that size, position and condition are priced distinctly in this market. The NTN figure for properties above 145 sqm (16.2) describes a comparatively thin segment of larger homes; a project on an existing large property should therefore be planned around a specific buyer profile rather than a generic one.
Verification to do: OMI values are indicative brackets for homogeneous zones, not valuations of a single property. A site-specific estimate requires a survey of the building and comparison with recent transactions.
Architect Tremezzina: the area of Tremezzina
The facts below describe the municipal context; each is cited to the source available in the pack.
- Resident population: 4,979 inhabitants as of 1 January 2025; the available source reports the figure as an ISTAT count (source).
- Altitude: 209 m above sea level, referred to the municipality as a whole and not specifically to the built centre (source).
- Position and boundaries: Tremezzina lies on the western shore of Lake Como and comprises Tremezzo, Lenno, Mezzegra and Ossuccio (source; source). The neighbouring municipalities reported in the available source are Bellagio, Bene Lario, Colonno, Grandola ed Uniti, Griante, Lezzeno, Menaggio, Ponna, Porlezza and Sala Comacina (source).
- Road travel times: Milan approximately 1 h 24 min; Como approximately 46 min; Milan Malpensa airport approximately 1 h 21 min (source).
- Seismic zone: zone 4, according to the available source (source).
Figures that must be checked: road distances in kilometres from unambiguous starting points are not known, and no official source certifying them was found; they must be checked. A verifiable institutional source for the seismic classification is also not known and must be checked. The climate zone and heating degree days (gradi giorno — the Italian parameter used to classify municipalities for heating) are not known and must be checked with the municipality. Protected areas or Natura 2000 sites within the municipal territory are not known and must be checked.
Consequence for the project (studio assessment): a municipality made up of four distinct centres on a lake shore implies that position within Tremezzina — lakefront, hillside, historic centre — matters more than the municipal average. Travel times by road are the practical reference for owners who divide their time between the lake and Milan or Malpensa.
Architect Tremezzina: planning and landscape constraints in Tremezzina
Planning instrument. The municipality publishes the current Piano di Governo del Territorio (PGT — the municipal land-use plan) on the municipal PGT portal. The PGT was definitively approved by Municipal Council resolution no. 22 of 8 April 2019, and the municipality states that it was published in the BURL (Bollettino Ufficiale della Regione Lombardia) on 4 September 2019 (approval act; 2022 municipal resolution).
Landscape constraints — legal references. Article 142 of Legislative Decree 42/2004 identifies categories protected by law, including the 300-metre belts from lakes, land covered by woods and forests, and mountain territories above the altitude thresholds set by the norm (text of Legislative Decree 42/2004). On the basis of the sources gathered, it is not known which of these categories affect all or part of the municipal territory in practice, nor which areas are protected by a specific decree under Article 136; this must be checked with the municipality and the competent superintendency.
Constraints in the PGT. The municipal portal makes the documents of the current PGT available, but the information gathered does not verifiably identify the perimeters of the constraints under Articles 136 and 142 for the territory of Tremezzina. Their precise localisation is not known and must be checked against the PGT maps on the municipal portal.
Limits on new construction and special rules. The municipality has started a general variant (variante generale) to the PGT, but the act gathered describes the launch and the directions of the new plan; on its own it does not prove that new rules are in force (2022 municipal act).
To state specific municipal building limits, or to establish where new construction is permitted, the PGT maps and the Norme tecniche di attuazione (NTA — the technical implementation rules of the plan) must be consulted; they are available on the municipal portal. Without verifying their specific provisions, it is not known which limits apply to individual areas.
Consequence for the project (studio assessment): on a lake shore, the 300-metre belt and the other categories under Article 142 are the first screening point for any intervention, and the PGT rules determine what is possible on a given plot. Both must be read together before a design brief is fixed.
Verification to do: confirm with the municipality which constraints apply to the specific property, obtain the PGT maps and NTA for the relevant area, and check the status of the general variant before relying on any rule.
Architect Tremezzina: what this means for designing a villa in Tremezzina
The following points connect the facts above to design decisions. Each consequence is the studio’s assessment; each open point is a verification to be carried out with the municipality or a qualified technician.
- Planning framework. The municipal planning instrument is the Piano di Governo del Territorio (PGT), available on the municipal PGT portal. The PGT was definitively approved by Council resolution no. 22 of 8 April 2019, and the municipality states it was published in the BURL on 4 September 2019 (approval act). Consequence for the project (studio assessment): the zoning, building typology and permitted uses of a plot must be read directly in the PGT maps and Norme tecniche di attuazione before any layout is drawn. Verification to do: confirm with the municipality which PGT provisions are in force on the specific parcel today.
- Ongoing variation. The municipality has started a general variation of the PGT; the act available describes the launch and the directions of the new plan, and does not by itself prove that new rules are in force (2022 municipal act). Consequence for the project (studio assessment): a design developed now should be checked against both the PGT in force and the direction of the variation, so that later changes do not invalidate the scheme. Verification to do: ask the municipal technical office for the current status of the variation.
- Landscape constraints. Article 142 of Legislative Decree 42/2004 identifies categories protected by law, including the 300-metre bands from lakes, land covered by woods and forests, and mountain territories above the altitude thresholds set by the norm (text of D.Lgs. 42/2004). On the basis of the sources gathered, the studio does not know which of these categories affect all or part of the municipal territory, nor which areas are protected by a specific decree under Article 136. Consequence for the project (studio assessment): where a constraint applies, the design approach changes — volumes, heights, materials and the treatment of outdoor areas all become part of a landscape review rather than a purely building question. Verification to do: obtain from the municipality and the competent landscape authority the constraint maps for the specific parcel.
- Constraint mapping in the PGT. The municipal portal publishes the documents of the PGT in force, but the information gathered does not verifiably identify the perimeters of the constraints under Articles 136 and 142 for Tremezzina (PGT portal). Verification to do: the exact localisation must be checked with the municipality.
- Building limits. To state specific municipal building limits, or to establish where new construction is permitted, the PGT maps and Norme tecniche di attuazione must be consulted in the municipal portal. Without checking their provisions point by point, the studio does not know which limits apply to individual areas. Consequence for the project (studio assessment): feasibility is established parcel by parcel, not at municipal level.
- Seismic classification. The available source reports seismic zone 4 (source); the studio does not know an institutional source that can be verified for this classification. Consequence for the project (studio assessment): structural design must in any case follow the technical building norms in force. Verification to do: confirm the classification with the municipality or the competent regional office.
- Climate data. Climate zone and degree days are not known from the pack. Verification to do: these figures must be checked with the municipality before sizing heating, insulation or shading strategies.
- Protected areas. The studio does not know whether protected areas or Natura 2000 sites fall within the municipal territory. Verification to do: check with the municipality and the competent environmental authority.
- Market context. The OMI figures place villas and small villas at a medium of 2,475 €/sqm, against an all-types average of 1,382 €/sqm, with 16.2 normalised transactions in 2024 for homes above 145 sqm (recasa.re). Consequence for the project (studio assessment): for larger homes the segment is thin, so the design brief, the level of finish and the relationship with the site should be defined precisely at the outset.
Architect Tremezzina: checks before buying a plot in Tremezzina
The sequence below is specific to this municipality and follows the sources cited above.
- Identify the parcel with cadastral data and a recent survey, and confirm its boundaries on the ground.
- Read the PGT in force on the municipal portal: zoning, permitted uses, building typology and the Norme tecniche di attuazione applicable to that parcel.
- Check the status of the general variation of the PGT with the municipal technical office, using the 2022 act as the starting reference.
- Obtain the constraint maps for the parcel: the 300-metre lake band, woods and forests, mountain territories under Article 142 of D.Lgs. 42/2004, and any Article 136 decree. The studio does not know which apply to the parcel: this must be checked with the municipality and the landscape authority.
- Confirm seismic classification with the municipality or the competent regional office; the pack reports zone 4 from a non-institutional source (source).
- Request climate zone and degree days from the municipality; the pack does not provide them.
- Ask whether protected areas or Natura 2000 sites affect the parcel; the pack does not provide this information.
- Check access, utilities and existing buildings on the parcel, and any obligations attached to them, with the municipal technical office.
- Compare the asking price with the OMI brackets for villas and small villas (medium 2,475 €/sqm, zone maximum 2,950 €/sqm) published on recasa.re, treating them as indicative and not as a valuation.
How the studio works
The stages below describe the studio’s general method. They are not claims about specific projects or clients.
- Brief and site reading. The client’s programme is set against the parcel: orientation, access, views, existing buildings and the constraints identified above.
- Verification of the framework. Planning provisions, landscape constraints and technical data are checked with the municipality before the design develops, so that the scheme rests on confirmed rules.
- Concept design. Layout, volumes and the relationship between interiors and outdoor areas are defined and discussed with the client.
- Technical development. The scheme is developed into the documents needed for the municipal process and for construction.
- Coordination and site phase. The studio coordinates the consultants involved and follows the work through to completion.
Do you need an architect Tremezzina 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 Tremezzina before buying a plot?
Before signing the preliminary contract. An architect Tremezzina 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 Tremezzina do besides the design?
An architect Tremezzina 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 Tremezzina 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 Tremezzina cost for a villa?
An architect Tremezzina’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 Tremezzina 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 Tremezzina should also state which checks remain with the client.
Can an architect Tremezzina 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 Tremezzina 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 Tremezzina 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 Tremezzina for a renovation?
If the work needs a building permit or touches a landscape-protected area, an architect Tremezzina checks which procedure applies with the municipal technical office before any commitment.
What can an architect Tremezzina tell you before an offer on a plot?
An architect Tremezzina 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.
Which planning instrument governs a plot in Tremezzina?
The Piano di Governo del Territorio (PGT), published on the municipal portal. It was approved by Council resolution no. 22 of 8 April 2019 and published in the BURL on 4 September 2019 (approval act). The provisions applicable to a specific parcel must be read in the PGT maps and Norme tecniche di attuazione.
Is a general variation of the PGT in progress?
The municipality has started a general variation; the act available describes its launch and directions and does not by itself prove that new rules are in force (2022 act). Its current status must be checked with the municipality.
Does the 300-metre lake band apply to my plot?
Article 142 of D.Lgs. 42/2004 lists the 300-metre bands from lakes among the categories protected by law. On the basis of the sources gathered, the studio does not know which categories affect the municipal territory or individual parcels: this must be checked with the municipality and the landscape authority.
Are there woods or mountain areas subject to protection?
The same Article 142 includes land covered by woods and forests and mountain territories above the altitude thresholds set by the norm. The pack does not identify which areas of Tremezzina fall within these categories; the constraint maps must be obtained from the municipality.
What is the seismic classification of Tremezzina?
The available source reports zone 4 (source); the studio does not know an institutional source that can be verified for this classification. It must be confirmed with the municipality or the competent regional office.
What are the climate zone and degree days?
The pack does not provide them. These figures must be checked with the municipality before plant sizing, insulation or shading decisions are taken.
What do the OMI figures say about villas in Tremezzina?
For the second semester 2025, villas and small villas in the medium bracket are at 2,475 €/sqm, with a zone maximum of 2,950 €/sqm; the average across all residential types is 1,382 €/sqm, and 2024 residential transactions above 145 sqm amount to 16.2 (recasa.re). These are indicative brackets for homogeneous zones, not valuations of a single property.
For a specific property or plot in Tremezzina, the studio can review the available data and set out which checks remain open. You can contact the studio; selected work is published in the projects section.
Architect Tremezzina: notes for those weighing an appointment
- An architect Tremezzina checks the planning designation of the plot before any volume is hypothesised.
- An architect Tremezzina asks the municipality for the certification of the constraints that affect the area.
- An architect Tremezzina compares the design with the building indices and the distances from boundaries and roads.
- An architect Tremezzina coordinates geologist, structural engineer and services engineers from the concept stage.
- An architect Tremezzina prepares the documents for the building permit and, where needed, for the landscape authorisation.
Architect Tremezzina: 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