Residence — Smart Hospitality on the Sicilian Tyrrhenian Coast

Residence on the Sicilian Tyrrhenian coast

Smart hospitality · Sicilian Tyrrhenian coast

1 · Executive Summary

A smart residence in a building with a story

The project involves the recovery of an existing historic building on the Sicilian Tyrrhenian coast, from which 7 independent apartments will be created — 4 two-room and 3 three-room units — with fully autonomous self check-in and check-out via terminal, in compliance with current regulations.

An architectural regeneration project that brings new life to a historically valuable property, preserving its material and volumetric identity, and projects it into the future with a technological, flexible and disintermediated hospitality model.

"Not a new building, but a rediscovered one: technology at the service of history, hospitality at the service of the guest."

Building recovery 7 independent units Self check-in 24/7 Remote management

2 · Market Analysis

Extralberghiero tourism growing strongly

In Sicily, the non-hotel accommodation sector accounts for over 70% of total accommodation capacity, with demand increasingly oriented towards autonomy, flexibility and digital services. The residence intercepts this trend with a hybrid model between tourist rental and hotel hospitality.

Target Audience

Couples and families seeking autonomy and independent spaces; smart workers and digital nomads looking for medium-term stays; groups of friends and small teams travelling together.

Digital Nomads & Smart Workers

Professionals who require high connectivity, a fully equipped kitchen, work spaces and flexible check-in even at unconventional times.

Families and Groups

Families and small groups who prefer spacious three-room units, laundry facilities, a full kitchen and flexible services over traditional hotel rooms.

Market Trends

Growth of experiential tourism, demand for autonomy, expectation of fully digital processes, and growing interest in the recovery of historic buildings as a form of conscious tourism.

Positioning

Upper-middle segment of the non-hotel market, with premium positioning thanks to technology, services, quality standards and the historic value of the building.

Regulatory Context

The recent regional reform has simplified procedures for non-hotel accommodation facilities, encouraging investment in innovative accommodation models, including building recovery projects.

3 · Concept & Services

A residence designed to live, work and move

Essential services, independent spaces within a building of unique character, and a technological infrastructure that removes the friction of traditional hospitality.

Main Services

Independent apartments with equipped kitchen
Washing machine, dryer and iron
High-speed fibre-optic Wi-Fi
Smart TV and smart climate control
Digital safe and security lockers

On-Demand Services

Cleaning service scheduleable via app
Laundry and ironing on request
Airport transfer and car rental
E-bike and e-scooter rental
Local and food-and-wine experiences

Revenue Model

Rental: two-room and three-room units
Ancillary services: extra cleaning, laundry, transfers
Cross-selling: local experiences and rentals
Dynamic pricing: rates optimised by season and demand
Occupancy: progressive growth over the three-year period

4 · The Historic Building

A recovery that respects the memory of the place

The apartments do not arise from new construction, but from the recovery of an existing historic building on the Sicilian Tyrrhenian coast. An architectural regeneration project that preserves the identity of the property and reinterprets it in a contemporary key.

The historic building · Before recovery

Preserved elements

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

Original volumes and external elevations
Valuable architectural elements (cornices, mouldings, wrought iron)
Typical materials: local stone, lime, wood, ceramic
Proportions and rhythm of openings on the façades
Valuable spaces recovered as shared, representative areas

Constraints and permits

Intervention carried out in agreement with the competent Superintendency, respecting landscape and architectural constraints and obtaining all necessary authorisations.

Materials and techniques

Use of materials consistent with the original building and conservative restoration techniques, integrated with modern technical solutions for efficiency and comfort.

Energy efficiency

Thermal insulation, high-performance window frames, efficient systems and integration of renewable sources, in balance with architectural constraints.

Identity and storytelling

The history of the building becomes an integral part of the guest experience, through content, furnishings and materials that narrate its origins.

Conservative recovery Architectural restoration Local materials Technological integration

5 · Technology and Self Check-in

An autonomous guest, a remote manager

The innovative heart of the residence is its autonomous check-in and check-out system, designed to offer a smooth experience compliant with Italian regulations on guest identification — even within a historic building.

01

Pre-Arrival

After booking, the guest receives a link for online check-in. They upload their ID documents and complete their personal details from their smartphone.

Online · Smartphone

02

Arrival at the Residence

The guest goes to the self-service terminal located in the building's entrance area. No waiting, no fixed operator, no time constraints.

Terminal · 24/7

03

Identity Verification

The terminal performs biometric face-to-document comparison and, if necessary, initiates a video call with a remote operator for the "de visu" verification required by current regulations.

Biometrics · Video call

04

Access to the Unit

The guest receives a temporary PIN for the electronic lock of their apartment, valid exclusively for the duration of the stay.

Smart Lock · Temporary PIN

05

Stay

Through the dedicated app, the guest can request extra services, communicate with the digital concierge, consult local guides and manage the unit's climate control.

App · Digital concierge

06

Check-out

Departure is autonomous: the PIN is deactivated automatically at check-out, the invoice is issued digitally and feedback is collected via email.

Automatic · Digital

6 · Apartment Units

4 two-room and 3 three-room units

Seven independent apartments created within the historic building, designed to meet the different needs of guests: couples, families, smart workers and small groups.

Type A

Two-Room · 4 units

Surface area55–60 m²

Capacity4 guests

Ideal for couples, small families and medium-term stays. Living area with sofa bed, double bedroom, equipped kitchen, laundry, balcony or private terrace created within the original structure.

Full kitchen with high-end appliances
Washing machine and dryer
Fibre-optic Wi-Fi and Smart TV
Smart climate control with remote management
Balcony or private terrace overlooking the historic surroundings

Type B

Three-Room · 3 units

Surface area80–90 m²

Capacity6 guests

Designed for families, groups of friends and extended stays. Two bedrooms, two bathrooms, a spacious living area, full kitchen and private outdoor spaces, inserted within the architectural recovery of the building.

Two separate bedrooms
Two bathrooms with walk-in shower
Full kitchen and dining area
Washing machine, dryer and storage space
Private terrace with outdoor area

Autonomous check-in Integrated home automation Fibre-optic Wi-Fi Smart Lock Guest app Historic building

7 · Gallery

Images of the project

The images tell the story of the historic building, the architectural recovery and the context of the Sicilian Tyrrhenian coast.

Historic Building

Self Check-in

Two-Room · Living

Three-Room · Kitchen

Bedroom

Bathroom

Terrace

Historic Details

Context

Tyrrhenian Coast

Experiences

Guest App

8 · Human Resources and Organisation

A lean team, a remote management

Thanks to process automation, the structure requires a limited number of resources, with constant coverage for cleaning, maintenance and guest assistance.

Property Manager / Partner: supervision, revenue management, technology management
Housekeeper: unit turnover, linen, supplies
Maintenance technician: routine interventions, system management, home automation support
Remote Guest Experience: guest assistance via app and video call

Staffing Needs

Low season: Property Manager + 1 part-time housekeeper.
High season: 2 additional seasonal resources (1 housekeeper, 1 maintenance support).

Management · Hospitality · Technology

9 · Marketing and Sales Channels

Direct booking, selective presence

OTA Channels

Booking.com — international visibility and families
Airbnb — medium-to-long stays and smart workers
Expedia — support channel for the foreign market

Direct Channel

Website with integrated booking engine
Channel Manager to synchronise availability and rates
Incentives for direct booking (discount, extra services)

Digital & Local Marketing

Influencers

Micro-influencers in travel and smart working

Social

Instagram and TikTok with local storytelling

Local SEO

Keywords: residence, holiday apartments, Tyrrhenian coast

Local

Google Business Profile and geofencing

10 · Sustainability

A low-impact residence, a building reborn

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

Energy

Photovoltaic panels for self-consumption, LED lighting and smart consumption management per unit, with automatic reduction when the unit is empty.

Water

Low-flow taps, water-leak sensors and rainwater recovery systems for irrigation of outdoor spaces.

Waste

Separate waste collection in each unit, composting of organic waste and reduction of single-use plastic throughout the facility.

Building recovery

Reuse of an existing building: no new land consumption, reduced carbon footprint compared to new construction, preservation of the built heritage.

Soft mobility

E-bike and e-scooter rental, agreements with sharing services and promotion of pedestrian and cycling itineraries.

Territory and culture

Collaboration with local producers, experiential guides and food-and-wine packages that enhance the cultural heritage of the area.

11 · Regulatory Framework

Compliance and check-in conformity

Mandatory Requirements

Opening a VAT number and choosing the legal form
Registration with the Business Register — Chamber of Commerce
INPS and INAIL registration
Health and hygiene compliance certificate from the competent ASL/ASP
SCIA submission to the SUAP of the competent municipality
Authorisations for interventions on historic buildings (Superintendency)
Communication of tourist flows to the Regional Tourism Department
Integration with Alloggiati Web — State Police

Self Check-in Conformity

Guest identity verification via biometric face-to-document recognition
Assisted video call with a remote operator for "de visu" recognition
Registration of guests via connection to Alloggiati Web
Data storage in compliance with GDPR and privacy regulations

Regulatory note. Fully automated check-in without identity verification is not permitted. The residence adopts a compliant system, combining biometrics and assisted video call, integrated with the historic structure without altering its architectural character.

12 · Risks and Mitigations

Every risk has its countermeasure

Seasonality

Mitigation: medium-term stays for smart workers, corporate agreements, low-season packages.

Low Occupancy

Mitigation: dynamic pricing, multi-channel presence (OTA + direct), last-minute campaigns.

Recovery costs and constraints

Mitigation: preliminary technical due diligence, design with restoration experts, early dialogue with the Superintendency, contingency budget.

OTA Dependency

Mitigation: direct channel development, loyalty programme, direct booking incentives.

Technology failures

Mitigation: predictive maintenance, reliable suppliers, contingency plans with backup physical key.

Reputation

Mitigation: proactive review management, rapid feedback response, continuous quality control.

13 · Implementation Roadmap

From project to opening

A path of approximately 16–18 months — longer than new construction due to authorisations on historic heritage — from company incorporation to operational launch.

Phase 1 · Months 0–2

Company incorporation and due diligence

Incorporation of the S.R.L., analysis of the historic building, technical, planning and administrative due diligence.

Phase 2 · Months 2–6

Design and permits

Architectural and systems design, dialogue with the Superintendency, obtaining permits, SCIA submission.

Phase 3 · Months 6–14

Building recovery and furnishings

Conservative recovery intervention, system installation, furniture installation and apartment set-up.

Phase 4 · Months 12–15

Technology and pre-marketing

Installation of PMS, Channel Manager, self check-in terminal, smart locks and guest app. Pre-opening campaigns and OTA channel activation.

Phase 5 · Months 15–16

Opening and operational launch

Official opening of the residence and launch of operations with the selected team.

Phase 6 · Years 2–3

Stabilisation

Occupancy growth, brand consolidation and revenue optimisation.

14 · Conclusions

A project that unites past and future

The residence precisely intercepts the evolution of non-hotel tourism: guest autonomy, remote management, digital experience and stay flexibility. All within a recovered historic building, which becomes an integral part of the story and the experience.

A model that unites the value of architectural heritage with the functionality of contemporary technology, requires contained investments, produces interesting margins and adapts rapidly to fluctuations in demand.

Historic recovery Smart hospitality Guest autonomy Remote management