Borgo Antico — Diffuse Hotel | Development Project

The village and the rural landscape

1 · Executive Summary

A village reborn, an experience diffused

The project involves the recovery and requalification of a small historic rural village, built in the 1940s, located in an Italian inner area with a strong agricultural vocation, to transform it into a charming diffuse hotel.

Guests stay in independent housing units, immersed in an authentic context far from mass tourism circuits. The village itself becomes the experience: a place of memory, material culture and sustainability.

"Not a hotel in the village, but the village that becomes a hotel: a diffuse hospitality that respects history, community and landscape."

Diffuse Hotel Conservative Recovery 35 Beds Energy Self-Sufficiency

2 · Market Analysis and Context

Inner-area tourism, a growing segment

Experiential and inner-area tourism represents one of the fastest-growing segments today. Travellers seek authenticity, sustainability, silence and a connection with the territory, favouring destinations far from mass circuits.

Slow Tourism

Pilgrimage routes, cycling, horse trails and food and wine itineraries in rural and natural contexts.

Proximity Tourism

Rediscovery of small villages and inner areas, with short and frequent stays.

Experiential Tourism

Workshops, artisan shops, tastings and historic re-enactments as part of the stay.

Sustainable Tourism

Attention to environmental impact, renewable energy and short supply chains.

Digital Nomads

Demand for medium-to-long stays in authentic contexts with good connectivity.

School Tourism

Educational workshops, farms, food education and knowledge of the rural world.

3 · The Historic Village

An urban layout of historic value

The village is a small rural settlement built in the 1940s, located in an inner area with a strong agricultural vocation. The core consists of a dozen buildings arranged around two main squares, with a recognisable rationalist urban layout.

The buildings feature rationalist architecture with elements of the local rural tradition: load-bearing masonry walls in stone and brick, pitched roofs with clay tiles, traditional plasters and open spaces dedicated to social life.

Rationalist urban layout of the 1940s
Two main squares and open social spaces
Buildings in load-bearing masonry and reinforced concrete
Pitched roofs with clay tiles
Protected as a place of identity and memory

The historic village · Architecture and squares

4 · Concept & Offering

Diffuse hospitality, authentic experiences

The diffuse hotel model allows hospitality to be distributed across multiple buildings, offering guests an immersive and authentic experience, with services centralised in common spaces.

01

Diffuse Hospitality

12 independent housing units (double rooms, suites, family apartments) created within the historic buildings of the village, with centralised reception and common spaces.

35 beds

02

Rural Experimentation Centre

Artisan workshops for traditional processing of local products, educational workshops for schools and visitors, exhibition and sales spaces.

Material culture

03

Cultural and Tourist Hub

Info-point for the network of cycling and horse trails, bicycle rental, spaces for events, concerts, shows and historic re-enactments.

Territorial network

5 · Recovery Project

Preserve, reinterpret, innovate

The project is founded on a clear principle: preserve what tells the story of the village, reinterpret what can be improved, innovate what modern hospitality requires.

Structural Interventions

Crack stitching, wall consolidation with composite material nets, restoration of floor reinforcements, reconstruction of roofs.

Architectural Recovery

Restoration of traditional plasters, restoration of wooden window frames, recovery of flooring, removal of superfetations.

Energy Self-Sufficiency

Photovoltaic system with storage, integrated photovoltaic tiles, mini wind, low-enthalpy geothermal, solar thermal.

Constraints and Protection

Interventions carried out in agreement with protection authorities, in compliance with regulations and the historic-architectural value of the village.

6 · Photo Gallery

Images of the village

The historic village, the architecture, the buildings involved in the recovery and the rural landscape surrounding the diffuse hospitality project.

The Historic Village

Squares & Architecture

Municipal Building

Former Barracks · Post Office

Former Health House

Former School

Artisan Workshops

Mill

Restaurant · Inn

Rooms & Suites

Architectural Details

Rural Landscape

Routes & Territory

Energy Sustainability

Reception

7 · Energy Self-Sufficiency

A village powered by renewable energy

The village will be a pilot laboratory for energy self-sufficiency, combining renewable sources to meet the needs of all buildings.

Photovoltaic

System on an external car park roof and integrated photovoltaic tiles for distributed electricity production.

Mini Wind

Small turbines for specific users (restaurant, workshops, productive activities).

Low-Enthalpy Geothermal

Geothermal probes for heating and cooling, using the constant temperature of the subsoil.

Solar Thermal

Domestic hot water production for housing units and common spaces.

Biomass

Recovery of organic material for local energy production.

Building Envelope

Replacement of windows with high-performance frames and thermal insulation of roofs.

8 · Financial Analysis

Investment structure and projections

A financial plan built on a premium positioning, with diversified revenues and rigorous control of operating costs.

€5.5M Initial investment

Structural, architectural, plant and furniture recovery.

€120-136 Target ADR

Average daily rate consistent with the charming positioning.

45% → 65% Occupancy rate

From the first year of operation, with growth expected by the fifth.

3rd year Break-even point

Break-even expected by the end of the third year of operation.

Funding sources

Regional and national public funds for the recovery of historic and rural assets
European funding (ERDF, RRF) for energy sustainability and cultural valorisation
Public-private partnership with the property-owning body
Private capital and institutional investors

Diversified revenues

Diffuse hospitality (rooms, suites, apartments)
Restaurant and traditional cooking workshops
Cultural events, weddings and corporate retreats
Artisan shops and sale of local products
Territorial experiences and cycling itineraries

Cost analysis

Strategic management of fixed costs: staff, maintenance
Variable costs: utilities, supplies, cleaning
Focus on energy efficiency and waste reduction

9 · Marketing and Sales

The village reborn: authenticity and sustainability

The positioning of the village is founded on three pillars: authenticity of the experience, integral environmental sustainability and valorisation of the territory.

Digital Marketing

Website: SEO-optimised, with a direct booking system.
Social Media: visual storytelling on Instagram and Facebook, with authentic content from the village and territory.
Email Marketing: targeted campaigns to retain customers and promote special offers.

Traditional Marketing

PR: collaborations with journalists and experiential tourism influencers.
Trade shows: participation in national and international rural tourism fairs.
Advertising: placements in sector and lifestyle magazines.

Sales and Distribution

Direct channels (website) and indirect channels (specialised OTAs, experiential tour operators, niche travel agencies), with selective presence on premium channels.

CRM and Loyalty

Implementation of a CRM system to personalise the experience and a loyalty programme with exclusive benefits for returning guests.

10 · Sustainability and Social Responsibility

A project that respects the territory

Sustainability is integrated into the design, daily management and guest experience. The recovery of the historic village is itself an act of environmental and cultural sustainability.

Energy

Energy self-sufficiency through renewable sources and consumption reduction.

Water

Rainwater recovery for irrigation, low-flow taps, biological purification.

Waste

Separate collection, composting, reduction of single-use plastic.

Materials

Use of local and sustainable building materials, recovery of historic materials.

Employment

Priority to hiring local staff and dedicated training programmes.

Procurement

Short supply chain and purchase of food and artisanal products from local producers.

Culture

Organisation of events that promote the traditions of the territory.

Community

Active involvement of the local community in every phase of the project and management.

11 · Management and Operations

A solid and qualified organisational structure

A team selected for competence and passion for hospitality, coordinated by an experienced management team, with a special focus on continuous training.

Management: General Manager, Operations Director, Revenue Manager, Guest Experience Manager
Staff: 8-10 employees in low season, 15-18 in high season
Training: continuous programmes on service standards, sustainability and safety
Quality: KPI monitoring (occupancy, ADR, RevPAR, GOPPAR) and active review management

Management · Hospitality · Community

12 · Strategic Planning and Risk Management

SWOT analysis and risk mitigation

Strengths

Urban layout of historic value
Authentic diffuse hotel model
Strong commitment to energy sustainability
Integration with the territory and community

Weaknesses

Dependence on tourism seasonality
High recovery costs
Need for significant public investment

Opportunities

Growing demand for experiential tourism
Funding for the requalification of inner areas
Interest in sustainable, low-impact tourism

Threats

Competition from other rural destinations
Global economic instability
Climate change and impacts on the landscape

Risk Mitigation

Actions planned for every scenario

Seasonality

Development of low-season packages: wellness, events, workshops, corporate retreats.

Construction Delays

Careful planning, budget reserves, coordination with protection authorities.

Reputation

Proactive online review management and crisis communication plans.

Operational

Continuous staff training, preventive maintenance and rigorous safety protocols.

13 · Implementation Roadmap

From project to opening

A path of approximately 36 months from due diligence to operational launch, with employment stabilisation by the fifth year.

Phase 1 · Months 1–6

Due diligence and design

Analysis of the current state, geognostic and structural surveys, architectural and structural design, agreements with the property-owning body.

Phase 2 · Months 6–12

Permits

Obtaining landscape authorisations, project approval, definition of the financial plan, awarding of contracts.

Phase 3 · Months 12–30

Building recovery

Structural interventions, architectural recovery, installation of plants and energy technologies, space fitting-out.

Phase 4 · Months 28–32

Pre-opening

Hiring and training of staff, operational testing, launch marketing, activation of sales channels.

Phase 5 · Months 32–36

Opening and launch

Official opening, launch of operations, monitoring and optimisation, collection of first feedback.

Phase 6 · Years 4–5

Stabilisation

Brand consolidation, revenue optimisation, service expansion, evaluation of new opportunities.

14 · Conclusions and Recommendations

A model of village rebirth

The diffuse hotel project represents a concrete opportunity to recover an architectural and cultural heritage of great value, to revitalise an inner area through sustainable tourism, and to create employment and development for the local community.

With careful execution of the plan, effective marketing and a constant commitment to excellence and sustainability, the village can become a replicable model for the rebirth of small Italian historic centres.

Historic Recovery Diffuse Hospitality Energy Sustainability Local Community