Architect Anacapri: this page collects the public data available for owners and foreign buyers considering a villa project in Anacapri (NA): 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 Anacapri
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 Anacapri: villa market in Anacapri: OMI data
The reference figures are the OMI values published by the Agenzia delle Entrate (Italian revenue agency) for the second semester of 2025, as reported by recasa.re.
- Ville e villini (villas and small villas): average 7,400 €/sqm; the maximum for the zone is 9,000 €/sqm.
- All residential properties: average 4,890 €/sqm.
- Transactions 2024 (NTN, number of transactions): 42.3 residential; 8 for units over 145 sqm.
These are OMI band values, not valuations of a specific property. For a project, the consequence is that the segment over 145 sqm shows a limited number of transactions (8 in 2024), so the comparison set for a large villa is narrow. This is the studio’s assessment, not a market forecast. A property-specific valuation requires a site inspection and a check of the unit’s category, condition and position.
Architect Anacapri: the area of Anacapri
Anacapri lies on the island of Capri, facing the sea, and does not border any mainland municipality. The municipal territory also includes part of the surrounding seabed. Source: Regione Campania, urban planning report.
Two figures commonly requested by buyers are not available in the sources consulted and must be checked with the municipality:
- Resident population (ISTAT, reference year): the available sources do not provide a verifiable ISTAT figure with a reference year. This must be checked with the municipality.
- Altitude of the town centre: not reported in the available sources. This must be checked with the municipality.
- Road distances to the provincial capitals: not available. For Naples-Capodichino airport, one source indicates 51 km between the airport and Anacapri, but does not state that this is a road distance; the route described also includes a ferry and a bus. Source: rome2rio. Treat the figure as indicative only.
- Seismic zone and climatic zone (gradi giorno, heating degree days): not documented in the available sources. Both must be checked with the municipality.
On protected areas, the municipal planning report identifies within Anacapri the SIC/ZPS site «Corpo Centrale e Rupi costiere occidentali dell’Isola di Capri» (IT8030038) and the marine SIC/ZPS site «Fondali Marini di Punta Campanella e Capri» (IT8030011). Source: Regione Campania, urban planning report. SIC (Sito di Importanza Comunitaria) and ZPS (Zona di Protezione Speciale) are EU nature-conservation designations; works affecting these sites are subject to specific assessment.
For a project, the consequence is that any plot falling within or near these perimeters requires an early check of the applicable nature-conservation rules before the design is developed. This is the studio’s assessment; the exact perimeters must be verified on the official cartography.
Architect Anacapri: planning and landscape constraints in Anacapri
Current planning instrument. The PRG (Piano Regolatore Generale, the municipal master plan) was approved by Municipal Council resolution no. 62 of 11 November 1974. The PUC (Piano Urbanistico Comunale, the newer municipal urban plan) was adopted in 2018 but does not result as approved, and therefore as the instrument in force, in the available sources.
The regional planning page states that the documents can be consulted on the Municipality’s website: PUC Anacapri; Municipality: Comune di Anacapri. The available sources do not allow us to indicate the direct municipal page for the PRG documents; this must be checked with the municipality.
Landscape constraint under art. 136 of D.Lgs. 42/2004. Regional documentation records for Anacapri a decree of 20 March 1951 with extension to the «intero territorio» (the entire territory). This documents an overall landscape constraint, but does not allow the full details of the measure, or its precise classification under art. 136, to be verified here. Source: Regione Campania, BURC. For a project, the consequence is that works across the municipality fall within a landscape-protected context and require landscape authorisation; the exact scope must be confirmed with the competent offices. This is the studio’s assessment.
Constraints under art. 142. The statutory categories include, among others, coastal territories within 300 metres of the shoreline, woods, and mountain territories above the altitude thresholds set by the Code. Source: Regione Campania, BURC. The available sources do not allow us to confirm the municipal perimeter of each category — coast, woods, mountain territories — or any exclusions or conditions that may apply: official maps and a case-by-case check of art. 142 are required. This must be checked with the municipality.
Landscape plan. The Piano paesistico Capri–Anacapri (the landscape plan for the two municipalities) applies to the entire territory of both communes and contains prescriptions for the different zones; for example, it regulates interventions on the shoreline and a 200-metre band from the coast. Source: Piano paesistico Capri–Anacapri, technical norms. For a project, the consequence is that the plan’s zoning and prescriptions must be read together with the PRG before any design decision is taken. This is the studio’s assessment.
Limits on new construction. The available sources do not allow a general limit valid for the whole municipality to be stated. Building possibilities depend at least on the PRG zone, the norms of the landscape plan and the constraints present on the plot; the sources are not sufficient to determine whether a specific new building is permitted. This must be checked with the municipality.
Measures linked to the adopted PUC. The 2018 adoption notice declared that misure di salvaguardia (safeguard measures, which suspend interventions in conflict with an adopted plan) entered into force for building works in contrast with the adopted plan, for the maximum period indicated in the notice. Source: BURC, adoption notice. The cited source does not certify whether these measures are still applicable today; this must be checked with the municipality.
Architect Anacapri: what this means for designing a villa in Anacapri
The facts set out above have direct consequences for a villa project. The points below are the studio’s assessments, based on the sources cited; they are not legal opinions and do not replace the checks listed in the next section.
- Planning framework. The municipal planning instrument in force is the PRG approved by Council resolution no. 62 of 11 November 1974; the PUC was adopted in 2018 but, in the available sources, does not appear as an approved instrument in force. Source: Regione Campania, PUC Anacapri. Assessment: a project must be tested against a 1974 plan, and the zoning of the specific plot has to be read in the original PRG documents. The adopted PUC is relevant as a reference for the direction of future regulation, but it cannot be treated as the applicable rule until its status is confirmed.
- Landscape constraint over the whole territory. Regional documentation reports a decree of 20 March 1951 with extension to the «intero territorio» (entire territory) of Anacapri. Source: Regione Campania, BURC. Assessment: a landscape constraint of this extent means that any intervention is likely to require landscape authorisation, and that design quality and compatibility with the context are part of the administrative procedure, not only a design preference. The complete terms of the decree and its precise classification under art. 136 must be verified.
- Statutory constraints under art. 142. The categories of law include coastal territories within 300 metres of the shoreline, woods and mountain territories above the altitude thresholds set by the Code. Source: Regione Campania, BURC. Assessment: on an island municipality, the distance from the shoreline is a primary design parameter, and the presence of woods or mountain-territory categories can affect both the footprint and the access. The municipal perimeter of each category is not attested in the available sources and must be checked on official maps.
- Landscape plan. The Piano paesistico Capri–Anacapri applies to the entire territory of the two municipalities and contains prescriptions for the different zones; for example, it regulates interventions on the shoreline and a 200-metre band from the coast. Source: Piano paesistico Capri–Anacapri, regulations. Assessment: the plan’s zoning and prescriptions must be read together with the PRG zoning before any layout is developed, because they can limit height, materials, volumes and the treatment of outdoor areas.
- Protected areas. The municipal planning report identifies in the territory of Anacapri the SIC/ZPS site «Corpo Centrale e Rupi costiere occidentali dell’Isola di Capri» (IT8030038) and the marine SIC/ZPS site «Fondali Marini di Punta Campanella e Capri» (IT8030011). Source: Regione Campania, urban planning report. Assessment: where a plot falls within or near these sites, the project may be subject to specific environmental assessment procedures in addition to the landscape ones.
- Buildability. No general limit valid for the whole municipality can be stated. Assessment: the buildable potential depends at least on the PRG zone, the prescriptions of the landscape plan and the constraints recorded on the lot; the available sources are not sufficient to determine whether a specific new construction is permitted.
- Safeguard measures. The 2018 adoption notice of the PUC declared the entry into force of safeguard measures for building interventions in conflict with the adopted plan, for the maximum period indicated in the notice. Source: BURC, PUC adoption notice. Assessment: whether these measures still apply today is not certified by the cited source and must be verified with the municipality before relying on any development scenario.
Architect Anacapri: checks before buying a plot in Anacapri
The following checks are specific to this municipality and should be completed before a purchase commitment. Each item corresponds to a point where the available sources are incomplete or where the answer depends on the individual plot.
- PRG zoning of the plot. Obtain the PRG (1974) zoning map and regulations for the specific parcel from the Comune di Anacapri: Comune di Anacapri. The direct municipal page for the PRG documents is not identified in the available sources and must be requested from the municipality.
- Status of the adopted PUC and safeguard measures. Ask the municipality whether the safeguard measures declared with the 2018 adoption are still applicable and for what period.
- Landscape constraint. Verify the 1951 decree covering the entire territory, its complete terms and its classification, and confirm which landscape authorisation procedure applies to the intended intervention.
- Art. 142 categories. Check on official maps whether the plot falls within 300 metres of the shoreline, in woods, or in mountain territory above the Code’s altitude thresholds, and whether exclusions or conditions apply.
- Piano paesistico Capri–Anacapri. Read the plan’s zoning for the plot, including the prescriptions on the shoreline and the 200-metre coastal band.
- Natura 2000 sites. Confirm whether the plot falls within or near sites IT8030038 and IT8030011, and whether an environmental assessment is required.
- Title, cadastral status and existing buildings. Check the cadastral and urban-planning regularity of any existing structure on the plot, since this affects what can be renovated or replaced.
- Access and services. Verify legal access to the plot and the availability of utilities; these are site-specific and not covered by the available sources.
- Seismic and climatic classification. The seismic zone and the climatic zone (degree days) are not documented in the available sources and must be checked with the municipality; both affect structural design and energy calculations.
- Market reference. Use the OMI values as a band reference only, and commission a property-specific valuation.
How the studio works
The studio follows a staged process, adapted to the constraints and procedures that apply to each site.
- Brief and feasibility. Definition of the programme, the budget framework and the constraints, with an initial reading of the planning and landscape documents.
- Due diligence on the site. Collection of the municipal, landscape and cadastral documentation, and identification of the authorisations required.
- Concept design. Development of the layout in response to the zoning, the landscape prescriptions and the orientation of the plot.
- Permitting support. Preparation of the drawings and documents for the relevant procedures, in coordination with the consultants required by the municipality.
- Technical design and construction documents. Development of the executive drawings and specifications.
- Construction phase. Coordination with the contractor and site supervision, according to the appointment agreed.
The scope of each stage, the consultants involved and the timeline depend on the specific property and on the procedures that apply to it.
Do you need an architect Anacapri 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 Anacapri before buying a plot?
Before signing the preliminary contract. An architect Anacapri 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 Anacapri do besides the design?
An architect Anacapri 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 Anacapri 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 Anacapri cost for a villa?
An architect Anacapri’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 Anacapri 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 Anacapri should also state which checks remain with the client.
Can an architect Anacapri 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 Anacapri 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 Anacapri 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 Anacapri for a renovation?
If the work needs a building permit or touches a landscape-protected area, an architect Anacapri checks which procedure applies with the municipal technical office before any commitment.
What can an architect Anacapri tell you before an offer on a plot?
An architect Anacapri 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 I build a new villa on a plot in Anacapri?
No general answer can be given. Buildability depends at least on the PRG zone, the prescriptions of the Piano paesistico Capri–Anacapri and the constraints on the lot. The available sources are not sufficient to determine whether a specific new construction is permitted; this must be verified with the municipality.
Which planning instrument applies today?
The PRG approved in 1974 is the instrument in force according to the available sources. The PUC was adopted in 2018 but does not appear as approved in those sources. The status of the safeguard measures declared at adoption must be checked with the municipality.
Is the whole territory of Anacapri subject to a landscape constraint?
Regional documentation reports a 1951 decree with extension to the entire territory. The complete terms of the decree and its precise classification must be verified.
Does the 300-metre coastal constraint apply to my plot?
The 300-metre band from the shoreline is one of the categories under art. 142. The municipal perimeter of the individual categories is not attested in the available sources; it must be checked on official maps.
What does the Piano paesistico Capri–Anacapri regulate?
It applies to the entire territory of the two municipalities and contains prescriptions for the different zones, including interventions on the shoreline and a 200-metre band from the coast.
Are there protected natural sites in Anacapri?
Yes. The municipal planning report identifies sites IT8030038 and IT8030011. Whether a specific plot is affected, and whether an environmental assessment is required, must be verified.
What are the property values in Anacapri?
The OMI values for the second semester of 2025 indicate an average of 7,400 €/sqm for ville e villini, with a zone maximum of 9,000 €/sqm, and 4,890 €/sqm for all residential properties. These are band values, not a valuation of a specific property.
For a first discussion of a property or a project in Anacapri, the studio can be contacted through the contact page. Selected work is published in the projects section.
Architect Anacapri: notes for those weighing an appointment
- An architect Anacapri checks the planning designation of the plot before any volume is hypothesised.
- An architect Anacapri asks the municipality for the certification of the constraints that affect the area.
- An architect Anacapri compares the design with the building indices and the distances from boundaries and roads.
- An architect Anacapri coordinates geologist, structural engineer and services engineers from the concept stage.
- An architect Anacapri prepares the documents for the building permit and, where needed, for the landscape authorisation.
Architect Anacapri: 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