Architect Bogliasco: this page collects the public data available for owners and foreign buyers considering a villa project in Bogliasco (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 Bogliasco
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 Bogliasco: villa market in Bogliasco: OMI data
The reference for residential values is the OMI database (Osservatorio del Mercato Immobiliare) published by the Agenzia delle Entrate, the Italian revenue agency. For the second semester of 2025, the figures reported for Bogliasco through recasa.re are as follows.
- Ville e villini (detached and semi-detached houses), medium bracket: 4,850 €/m², against a zone maximum of 5,800 €/m².
- All residential property, average: 2,074 €/m².
- Residential transactions, 2024 (NTN, number of transactions normalised): 43.8 in total; 4.5 for units above 145 m².
Two observations follow. First, the gap between the villa bracket and the overall average is wide, which indicates that the market is not homogeneous: values depend on type, position and condition rather than on the municipality alone. Second, the transaction volume in the largest size class is small in absolute terms, so a single sale moves the figures; price evidence for a specific property should be built from comparable transactions, not from the municipal average. This reading is the studio’s assessment, not a statement by the Agenzia delle Entrate.
OMI brackets are a statistical reference, not a valuation. A figure for a specific building must be checked against its exact location, floor area, state of repair and any planning restrictions affecting it.
Architect Bogliasco: the area of Bogliasco
Bogliasco lies on the Ligurian coast, on the Ligurian Sea, within the Golfo Paradiso. It borders Genoa, Pieve Ligure and Sori. The municipal territory therefore combines a coastal front with a hinterland that rises away from the sea; the relationship between the two is relevant to any project, because access, slope and exposure differ substantially between a seafront plot and an inland one.
Several figures commonly quoted for the municipality could not be confirmed from an institutional source and must be treated with caution:
- Resident population: the available results report conflicting numbers and no verifiable ISTAT source; the figure must be checked with the municipality or against ISTAT directly.
- Altitude of the town centre: 25 m above sea level is reported by non-institutional sources; this could not be confirmed and must be checked with the municipality.
- Road distances: 20.8 km to Genoa airport is given by one route-planning source, and approximately 13 km from Genoa by another non-institutional source. Distances to other regional capitals or major airports could not be established and must be checked.
- Seismic classification: zone 3 according to the available source, but this could not be confirmed institutionally and must be checked with the municipality.
- Climate zone: zone D, 1,448 degree-days, according to the available source; not confirmed institutionally and to be checked with the municipality.
- Protected areas: one source describes a marine Natura 2000 site with Posidonia oceanica meadows and coralligenous formations extending across the seabed off Bogliasco, Pieve Ligure and Sori and in the Nervi area. The site code and the municipal delimitation could not be verified from an official source and must be checked with the competent authorities.
For a project, these points are not administrative detail. Seismic classification and climate zone feed directly into structural design and into the energy performance requirements applied at building-permit stage; the studio treats both as items to be confirmed before any design work begins. The presence of a marine protected area is relevant where works affect the shoreline or coastal waters, and the applicable perimeter must be established from official mapping.
Architect Bogliasco: planning and landscape constraints in Bogliasco
The municipal planning instrument identified by the Regione Liguria is the Piano regolatore generale (PRG) — the general master plan — approved by D.P.G.R. no. 222 of 19 December 2002. The most recent variant recorded in the regional file was approved on 27 July 2009 by provincial managerial measure no. 4548. The regional record is available at regione.liguria.it, and the PRG drawings are held in the regional cartographic documentation at srvcarto.regione.liguria.it.
The regional record alone does not certify that the plan as registered is still current: whether further updates or variants have been adopted since 2009 must be checked with the municipality. The municipal link to the plan was not verified.
On landscape, the governing text is the Codice dei beni culturali e del paesaggio, D.Lgs. 42/2004 (text of the code). Article 136 covers assets declared of notable public interest; Article 142 protects categories of territory by operation of law, including coastal belts, woodlands and mountain territories. For Bogliasco the following could not be established and must be verified against the official constraint mapping:
- which portions of the municipal territory fall within the coastal belt, and their perimeter;
- whether any lake-belt protected areas exist in the municipality;
- which woodland surfaces fall within the protected category;
- whether the altitude and conditions triggering the mountain-territory protection apply;
- whether any decree under Article 136 affects Bogliasco — no verifiable act or municipal perimeter was found.
The regional cartography is the reference for local delimitations; the PRG documentation retrieved does not, on its own, constitute a complete map of landscape constraints. On new construction, the PRG rules reproduced in the regional documentation exclude new buildings in sub-zones R1, R2, R3 and R4.
The same documentation reports specific prescriptions for other areas, including parking standards and dimensional limits, but the available extract does not allow these to be attributed with certainty to every zone, nor to establish whether later variants have modified them. For a specific plot, no answer can be given without the urbanistic zone, the current drawings and the updated rules; these must be checked with the municipality.
Architect Bogliasco: what this means for designing a villa in Bogliasco
The facts set out above have direct consequences for a villa project. The points below are the studio’s assessments, drawn from those facts; each is followed by the verification that remains open.
- Planning instrument. The Regione Liguria records the Piano regolatore generale (PRG) of Bogliasco, approved with D.P.G.R. n. 222 of 19 December 2002, with the most recent variant registered in the regional file approved on 27 July 2009 (provincial executive measure n. 4548) (Regione Liguria open data). Consequence for the project (studio’s assessment): the zoning of a plot and the building rules applicable to it must be read from the PRG and its variants, not from general assumptions about coastal municipalities. Verification to be done: the regional file alone does not certify that no further variants or updates have intervened since 2009; current validity must be confirmed with the municipality.
- Limits on new construction. The PRG rules reproduced in the regional documentation exclude new buildings in subzones R1, R2, R3 and R4 (regional cartographic documentation). Consequence for the project (studio’s assessment): on a plot falling in one of those subzones, the realistic scope is renovation, restoration or replacement where permitted, not new construction; this changes the brief, the budget structure and the permitting route from the outset. Verification to be done: the same documentation reports specific prescriptions for other areas, including parking standards and dimensional limits, but the available extract does not allow them to be attributed with certainty to every zone, nor to establish whether later variants have modified them. For a specific plot, the zone, the current tables and the updated rules must be obtained from the municipality.
- Landscape constraints. The statutory reference is D.Lgs. 42/2004: art. 136 covers assets declared of notable public interest, and art. 142 protects by law certain territorial categories, including coastal strips, woods and mountain territories (text of D.Lgs. 42/2004). Consequence for the project (studio’s assessment): where a constraint applies, the design is subject to landscape authorisation and to conditions on volume, materials, openings and external works; this should be assumed early rather than discovered at permit stage. Verification to be done: which portions of the municipal territory are effectively constrained, and their perimeters, are not known and must be read from the official constraint mapping; whether any art. 136 decree affects Bogliasco is also unknown, as no verifiable act or municipal perimeter was found. The regional cartography is the reference to consult; the PRG documentation retrieved is not, on its own, a complete map of landscape constraints.
- Coastal setting and marine protected area. One source describes a marine Natura 2000 site with Posidonia oceanica meadows and coralline formations extending in the seabed off Bogliasco, Pieve Ligure and Sori and in the Nervi area; its code and municipal delimitation could not be verified from an official source. Consequence for the project (studio’s assessment): for works near the shoreline, including access paths, terraces, outfalls and any intervention below the coastal front, environmental sensitivity may affect the permitting route. Verification to be done: the site code and delimitation must be checked with the competent authorities before any design decision is taken.
- Seismic and climate data. Seismic zone 3 and climate zone D (1,448 degree-days) are reported by the available source but could not be confirmed institutionally. Consequence for the project (studio’s assessment): both affect structural design and thermal performance, and therefore cost; they should be confirmed before the technical brief is fixed. Verification to be done: confirm both with the municipality and with the competent technical offices.
- Market context. The OMI medium bracket for ville e villini, 4,850 €/m² against a zone maximum of 5,800 €/m², and 4.5 transactions in 2024 above 145 m², indicate a thin market for large units. Consequence for the project (studio’s assessment): design decisions on size, subdivision and flexibility of use carry weight for resale, and should be discussed at brief stage. Verification to be done: comparable transactions for the specific property.
Architect Bogliasco: checks before buying a plot in Bogliasco
The following checks are specific to this municipality and should be completed before a purchase commitment. They are listed in a practical order, not in order of importance.
- Urbanistic zone of the plot. Obtain from the municipality the PRG zoning of the exact parcel and confirm whether it falls in subzones R1, R2, R3 or R4, where the rules reproduced in the regional documentation exclude new construction.
- Current planning status. Confirm with the municipality whether the PRG approved with D.P.G.R. n. 222/2002, and the variant registered in 2009, are still the instruments in force, and whether further variants or updates have intervened.
- Building rules for the zone. Request the updated norms for that zone, including dimensional limits and parking standards, since the available extract does not allow them to be attributed with certainty to every area.
- Landscape constraints. Check the official constraint mapping for the parcel: coastal strip under art. 142 of D.Lgs. 42/2004, woods, mountain territory, and any art. 136 declaration. The perimeters are not known from the sources reviewed and must be verified.
- Environmental constraints near the shore. For plots close to the sea, verify with the competent authorities the delimitation of the marine Natura 2000 site described off Bogliasco, Pieve Ligure and Sori.
- Seismic classification. Confirm the seismic zone with the municipality; the available source reports zone 3 but this could not be confirmed institutionally.
- Climate data. Confirm climate zone and degree-days; the available source reports zone D and 1,448 degree-days, unconfirmed.
- Existing buildings and their status. Establish what is legally present on the plot, its authorised use and any past works, since the scope of a project on an existing building differs from that on vacant land.
- Access and terrain. Verify legal and physical access, slope and the relationship between the plot and the coastal front, as these condition both design and cost.
- Market evidence. Build price evidence from comparable transactions for large units, given the small number of transactions above 145 m² recorded in 2024.
How the studio works
The studio follows a sequence of stages. The description below is generic and does not refer to specific projects or clients.
- Brief and site reading. Definition of the client’s requirements and of the constraints affecting the property, based on documents obtained from the competent offices.
- Feasibility check. Verification of what the planning instrument and the constraints permit on the specific plot, before design work begins.
- Concept design. Development of the architectural proposal within the verified limits.
- Technical and regulatory development. Coordination of structural, energy and permitting requirements with the competent professionals and authorities.
- Permitting support. Preparation and follow-up of the application, including landscape authorisation where applicable.
- Construction phase. Support during works, in coordination with the contractor and the other consultants.
Each stage depends on documents that only the municipality and the competent authorities can issue; the studio’s assessments are made on those documents, not in their place.
Do you need an architect Bogliasco 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 Bogliasco before buying a plot?
Before signing the preliminary contract. An architect Bogliasco 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 Bogliasco do besides the design?
An architect Bogliasco 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 Bogliasco 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 Bogliasco cost for a villa?
An architect Bogliasco’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 Bogliasco 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 Bogliasco should also state which checks remain with the client.
Can an architect Bogliasco 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 Bogliasco 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 Bogliasco 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 Bogliasco for a renovation?
If the work needs a building permit or touches a landscape-protected area, an architect Bogliasco checks which procedure applies with the municipal technical office before any commitment.
What can an architect Bogliasco tell you before an offer on a plot?
An architect Bogliasco 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 on any plot in Bogliasco?
No general answer is possible. The PRG rules reproduced in the regional documentation exclude new construction in subzones R1, R2, R3 and R4; for any other plot the zone and the updated rules must be checked with the municipality.
Which planning instrument applies in Bogliasco?
The Regione Liguria records the Piano regolatore generale approved with D.P.G.R. n. 222 of 19 December 2002, with the most recent variant registered in the regional file approved on 27 July 2009. Whether further variants have intervened must be confirmed with the municipality.
Is the coastal strip subject to landscape constraint?
Art. 142 of D.Lgs. 42/2004 protects coastal strips by law, but which portions of the municipal territory are effectively constrained, and their perimeters, are not known from the sources reviewed and must be read from the official constraint mapping.
Are there art. 136 declarations affecting Bogliasco?
This is not known: no verifiable act or municipal perimeter was found. The question must be put to the municipality and to the competent heritage office.
What is the seismic classification of Bogliasco?
The available source reports zone 3, but this could not be confirmed through an institutional source. The figure must be checked with the municipality.
What does the OMI figure of 4,850 €/m² for ville e villini mean for a purchase?
It is a statistical bracket for the second semester of 2025, with a zone maximum of 5,800 €/m², not a valuation. A figure for a specific property must be built from comparable transactions, particularly given the 4.5 transactions recorded in 2024 above 145 m².
Does the studio work on the Ligurian coast?
Federico Cappellina Architects is based in Verona. The scope of any appointment is agreed with the client; this page is informational and does not replace a site-specific feasibility check.
For a specific property in Bogliasco, the first step is a feasibility check based on documents obtained from the municipality. To discuss a project, contact the studio. Selected work is published at federicocappellina.com/projects.
Architect Bogliasco: notes for those weighing an appointment
- An architect Bogliasco checks the planning designation of the plot before any volume is hypothesised.
- An architect Bogliasco asks the municipality for the certification of the constraints that affect the area.
- An architect Bogliasco compares the design with the building indices and the distances from boundaries and roads.
- An architect Bogliasco coordinates geologist, structural engineer and services engineers from the concept stage.
- An architect Bogliasco prepares the documents for the building permit and, where needed, for the landscape authorisation.
- An architect Bogliasco sets out timing and stages with the client, without promising dates that depend on the offices.
Architect Bogliasco: 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