Architect Camogli: this page collects the public data available for owners and foreign buyers considering a villa project in Camogli (GE): 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.
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 →
Villa MD Home — Verona
Villa in Verona, 280 m²: white volumes, a black wall, floor-to-ceiling glazing and a pool. 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 Camogli
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 Camogli: villa market in Camogli: OMI data
The reference for residential values is the OMI database published by the Agenzia delle Entrate (the Italian revenue agency), which records average market prices by property type and by micro-area. For the second semester of 2025, the figures reported for Camogli are as follows (recasa.re – OMI data for Camogli):
- Ville e villini (villas and small villas): average 8,350 €/sqm, with a maximum of 10,000 €/sqm in the most valued micro-area.
- All residential properties: average 3,139 €/sqm.
- Transactions in 2024: 98 residential sales (NTN, the number of transactions normalised to full ownership); of these, 10 concerned properties over 145 sqm.
Two observations follow from these figures. First, the gap between the villa segment and the overall residential average is wide, which reflects the limited number of villas and their position rather than a general price level. Second, the volume of transactions above 145 sqm is small: ten sales in a year is a thin market, and comparable evidence for a specific property may be scarce.
As a matter of practice, OMI values are averages for micro-areas and do not replace a valuation of the individual building. Condition, sea view, outdoor space, access and the state of any existing building permit all move the figure. A valuation for a purchase or a project should therefore be based on direct comparables, not on the OMI average alone.
Architect Camogli: the area of Camogli
Camogli is a municipality in the Metropolitan City of Genoa, in Liguria. The resident population was 4,977 on 1 January 2023, according to the ISTAT figure attributed in the available source (demographic data). The town centre stands at 32 m above sea level (altitude).
The town faces the Golfo Paradiso, on the western side of the Portofino peninsula; it does not lie on a lake or in a valley. It borders the municipalities of Recco, Avegno, Rapallo and Santa Margherita Ligure (position; bordering municipalities).
By road, Genoa airport is approximately 30.8 km from Camogli (Camogli–Genoa airport). Road distances from the centre of Camogli to Genoa and to the other main airports are not known from the available sources and must be checked.
On seismic classification, zone 3 is reported in the available source (seismic classification). Climate zone D is reported by a secondary source, but the degree-day figure is not available and must be checked (climate zone). Which protected areas or Natura 2000 sites fall within the municipal territory is not known from the available sources; this must be verified.
For a project, the relevant consequences are topographic and logistical rather than statistical. The built fabric sits between the coast and the hillside, access is by road through the coastal corridor, and the distance to Genoa airport places the town within a short drive of an international arrival point. These are assessments of the studio based on the data above; they do not replace a site-specific survey.
Architect Camogli: planning and landscape constraints in Camogli
The municipal planning framework requires careful reading before any design decision is taken. The Comune’s own planning page refers to both a PUC 2023 (Piano Urbanistico Comunale, the municipal urban plan) and a PRG (Piano Regolatore Generale, the general regulatory plan) (Comune di Camogli – urban planning).
The available documentation confirms that the PUC was adopted by Municipal Council resolution (D.C.C.) no. 13 of 27 March 2023. It also confirms that the PRG was approved by Regional Decree (D.P.G.R.) no. 153 of 7 October 2002 and was the plan in force in 2023 (Città Metropolitana di Genova – resolution on the PUC). The available references do not confirm final approval of the PUC: whether it is now in force must be checked with the municipality.
On landscape constraints under Article 136 of the Italian Cultural Heritage and Landscape Code (D.Lgs. 42/2004), which covers areas declared of notable public interest, the specific areas of Camogli subject to such declarations are not known from the available sources. Identifying them requires the official constraint mapping and the relevant decrees (Regione Liguria – notice on the PUC).
Article 142 of the same code applies constraints by category, including coastal strips, mountain territories above the statutory thresholds and woodlands (D.Lgs. 42/2004, art. 142). For Camogli, no consultable source has been found that delimits the areas concerned or certifies their extent; which portions of the municipal territory fall within each category must be checked.
On new construction, the technical implementing rules (Norme tecniche di attuazione) of the PRG state, among other provisions, an ordinary distance of 5 metres for new buildings, subject to different zone-specific rules, and require an implementing planning instrument or an agreement for certain interventions (PRG implementing rules). Applicability to a specific project depends on the zone and the relevant rules; the available references do not support a general prohibition on new construction across the whole municipality.
Other municipal limits or special rules cannot be indicated without examining the full drawings and rules of the plan in force and the discipline applying to the individual site (Comune di Camogli – urban planning).
For the design process, the studio’s assessment is that the planning status of the PUC and the site-specific landscape constraints are the first items to establish, before layout or feasibility work begins. Both are verification steps to be carried out with the municipality and against the official mapping.
Architect Camogli: what this means for designing a villa in Camogli
The facts set out above have direct consequences for a project. What follows is the studio’s assessment, based on those facts; it is not a substitute for the checks listed in the next section.
Planning status must be established first. The municipality’s own planning page refers to both the PUC 2023 and the PRG (Comune di Camogli – Piano urbanistico). The available documentation records that the PUC was adopted with D.C.C. n. 13 of 27 March 2023, and that the PRG was approved with D.P.G.R. n. 153 of 7 October 2002 and was the plan in force in 2023 (Città Metropolitana di Genova – deliberazione sul PUC).
Whether the PUC has since been definitively approved and is now in force is not confirmed in the available references: this must be checked with the municipality. In practice, the design brief cannot be fixed until it is clear which plan governs the site, because the applicable rules may differ between the two instruments.
Landscape constraints require site-specific mapping. For article 136 designations, the available sources do not list which areas of Camogli are subject to a declaration of notable public interest; for article 142, the statutory categories include coastal belts, mountain territories above the legal thresholds and woodland, but no consultable source delimits the areas concerned or certifies their extent (D.Lgs. 42/2004, art. 142; Regione Liguria – avviso sul PUC).
The studio’s assessment: the constraint status of a plot is a determining factor for volume, height, materials and the permitting route, and it should be verified before any design work begins, not after.
New construction is not generally prohibited, but is conditional. The PRG technical implementing rules state, among other things, an ordinary distance of 5 metres for new buildings, subject to different zone provisions, and require that certain interventions be accompanied by an implementing planning instrument or an agreement (Norme di attuazione del PRG).
The available references do not support a statement that new construction is banned throughout the municipality. The studio’s assessment: applicability depends on the zone and on the specific rules, so the feasibility of a new villa is a question of the individual plot, not of the municipality as a whole.
Seismic classification affects structural design. Zone 3 is reported in the available source (classification data). The studio’s assessment: structural design and cost planning must account for this from the outset. The climatic zone is reported as D by a secondary source (zona climatica), but the degree-day figure is not available and must be checked.
Market conditions shape the brief. With ten transactions above 145 sqm in 2024, the studio’s assessment is that a villa project should be planned around a clearly defined type and a realistic exit or rental position, since comparable evidence is limited.
Architect Camogli: checks before buying a plot in Camogli
The following checks are specific to this municipality and should be completed before committing to a purchase.
- Confirm which plan is in force. Ask the municipality whether the PUC adopted in 2023 has been definitively approved, or whether the PRG approved in 2002 still governs the site (Comune di Camogli – Piano urbanistico).
- Obtain the zoning of the specific plot under the plan in force, together with the applicable technical rules, including the 5-metre ordinary distance and any zone-specific provisions (Norme di attuazione del PRG).
- Check whether an implementing planning instrument or an agreement is required for the intended intervention; the PRG rules provide for this in certain cases.
- Verify landscape constraint status against the official constraint mapping and the relevant decrees, for both article 136 and article 142 categories. The available sources do not delimit these areas for Camogli.
- Check protected areas and Natura 2000 sites affecting the plot: this information is not available in the sources consulted and must be confirmed with the municipality and the competent regional bodies.
- Confirm the seismic classification and the resulting structural requirements with the municipality and a structural engineer; zone 3 is reported in the available source but should be verified on the site’s documentation.
- Confirm the climatic zone and degree-day figure with the municipality; the zone is reported as D by a secondary source, but the degree-day value is not available.
- Check access and road distances on site. The road distance to Genoa airport is reported as approximately 30.8 km (Camogli–Genoa Airport); distances to Genoa city centre and to other airports are not available and must be checked.
- Review the existing building status of any structure on the plot, including permits and any irregularities, against the municipal files.
- Commission an independent valuation based on direct comparables, using the OMI figures only as a reference band (OMI data for Camogli).
How the studio works
The studio follows a staged process, adapted to the constraints and the planning status of each site.
- Brief and feasibility. Establishing the client’s requirements and testing them against the planning framework, the constraint status and the physical characteristics of the site.
- Due diligence coordination. Working alongside the client’s legal and technical advisers to assemble the municipal, cadastral and constraint documentation before design decisions are fixed.
- Concept design. Developing the architectural proposal on the basis of the confirmed planning position, with the permitting route identified at this stage.
- Permitting. Preparing and coordinating the application documents required by the municipality and the competent authorities.
- Technical design and construction documents. Developing the drawings and specifications needed for tender and construction.
- Construction phase. Site supervision and coordination with the contractor and consultants, in the roles agreed with the client.
The scope of each stage, and the consultants involved, are defined in the appointment.
Do you need an architect Camogli 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 Camogli before buying a plot?
Before signing the preliminary contract. An architect Camogli 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 Camogli do besides the design?
An architect Camogli 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 Camogli 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 Camogli cost for a villa?
An architect Camogli’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 Camogli 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 Camogli should also state which checks remain with the client.
Can an architect Camogli 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 Camogli 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 Camogli 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 Camogli for a renovation?
If the work needs a building permit or touches a landscape-protected area, an architect Camogli checks which procedure applies with the municipal technical office before any commitment.
What can an architect Camogli tell you before an offer on a plot?
An architect Camogli 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.
Can a new villa be built in Camogli?
The available references do not support a statement of a general prohibition on new construction across the municipality. The PRG rules set an ordinary distance of 5 metres for new buildings, subject to zone provisions, and require an implementing instrument or agreement for certain interventions (Norme di attuazione del PRG). Whether a new villa is possible depends on the zone and the rules for the specific plot, which must be checked with the municipality.
Which plan applies to a plot in Camogli, the PUC or the PRG?
The municipality’s planning page refers to both. The PUC was adopted in 2023; the PRG was approved in 2002 and was in force in 2023. Definitive approval of the PUC is not confirmed in the available references, so the question must be put to the municipality (Comune di Camogli – Piano urbanistico).
Is the plot subject to landscape constraints?
This cannot be answered from the available sources. The specific article 136 designations in Camogli are not listed, and the article 142 categories are not delimited for the municipality. The official constraint mapping and the relevant decrees must be consulted.
What are villa prices in Camogli?
OMI data for the second semester of 2025 report an average of 8,350 €/sqm for villas and small villas, with a maximum of 10,000 €/sqm in the most valued micro-area, against an average of 3,139 €/sqm for all residential properties (OMI data for Camogli). These are averages and do not replace a valuation of the individual property.
How liquid is the market for larger properties?
In 2024 there were 98 residential transactions in total, of which 10 concerned properties over 145 sqm (OMI data for Camogli). Comparable evidence for a specific villa may therefore be limited.
Does the seismic classification affect the design?
Zone 3 is reported in the available source (classification data). The structural requirements that follow should be confirmed with the municipality and a structural engineer, and allowed for in cost planning from the outset.
How far is Camogli from Genoa airport?
The road distance is reported as approximately 30.8 km (Camogli–Genoa Airport). Road distances to Genoa city centre and to other airports are not available in the sources consulted and must be checked.
For a specific property or plot in Camogli, the studio can review the planning position and the constraint status before any design work begins. You can contact the studio to discuss a project, and see the studio’s projects for reference.
Architect Camogli: notes for those weighing an appointment
- An architect Camogli checks the planning designation of the plot before any volume is hypothesised.
- An architect Camogli asks the municipality for the certification of the constraints that affect the area.
- An architect Camogli compares the design with the building indices and the distances from boundaries and roads.
- An architect Camogli coordinates geologist, structural engineer and services engineers from the concept stage.
Architect Camogli: 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