Sell at the right price, told the right way
5 transparent steps, 2026 marketing (Matterport, multilingual, AI search). No forced exclusivity, no empty promises.
The process in 5 steps
Valuation
Site visit + OMI market analysis + 8 local comparables. A realistic price range in 7 days, delivered as a signed PDF.
Mandate
3 transparent tiers (Standard / Premium / Luxury) — different exclusivity, duration and marketing. We explain the pros and cons.
Marketing
24+ professional photos · Matterport tour · AI virtual staging · Listing in 3 languages · 8 portals · llms.txt for ChatGPT/Claude.
Negotiation
Buyers are pre-screened (mortgage / cash / overseas) before we show the property. You only receive qualified offers.
Completion
Notary coordinated on your behalf. Planning and land-registry compliance checked before the preliminary contract, not after. Zero surprises.
Sales mandate · 3 tiers
Non-exclusive
- Basic photos (12 shots)
- Listing in Italian
- Published on 4 portals
- Viewings managed by the agency
- 360° tour / Matterport
- Multilingual DE/EN
- Owner dashboard (in development)
Exclusive
- 24+ professional photos · drone
- Listing in IT + DE + EN
- 8 portals (Italy + DACH + UK)
- Matterport 360° tour
- AI virtual staging (4 styles)
- Owner dashboard (in development)
- llms.txt for AI search
- Land-registry check before listing
Dedicated dossier
- Everything in Premium
- Cinematic photography service
- Drone video + editing
- Navigable 3D model
- Luxury presentation dossier
- Targeted PR (magazines, DE/UK social)
- Multilingual concierge after completion
- Surveyor + notary included
What others do · what we do
| What | Typical local agencies | av/estate 2026 |
|---|---|---|
| Photos per property | 4 – 12 | 24+ pro |
| Listing languages | IT only | IT + DE + EN |
| 360° virtual tour | No | Matterport pro |
| AI virtual staging for empty rooms | No | Yes · 4 styles |
| AI-search optimised (llms.txt + Schema.org) | No | Yes |
| Land-registry check | After the offer | Before listing |
| Client performance dashboard | No | In development |
| Average time to sell | ~89 days | 47 days |
| Buyer pre-screening (mortgage/cash) | Rare | Always |
| Non-exclusive mandate offered | Yes | Yes |
| Example: photos, Residenza Corti del Garda | 4 photos | 24 photos + drone |
Owner dashboard · see what's happening with your property
Frequently asked questions
How long does it typically take to sell?
47 days on average with av/estate (mandate → rogito) vs 89 days average in the province of Verona. It depends on: mandate tier, marketing quality, asking price vs comparables.
Can I withdraw the property during the mandate?
Yes, always. 30 days' written notice, no penalty. We'll also support you through the withdrawal itself, with clear timing and reasons.
What happens if I find the buyer myself?
Non-exclusive mandate (Standard): 0% commission. Exclusive mandate (Premium/Luxury): commission is still due, because the marketing stack you've paid for also generates the side contacts — we'll go through the contract together before you sign.
Do I need an EPC before listing?
No. We handle it for you: a certified technician, site visit, energy class + EPI within 7 days. It's a separate cost (€180-280), not included in the commission, but we advance it and deduct it at completion.
Can I sell without publishing online?
Yes, an "off-market" option is available if you prefer discretion. The property only circulates within our private partner network and pre-qualified buyer briefs. Average selling time is longer (~75 days) but with zero public exposure.
How do you support sellers who live abroad?
A special notarial power of attorney (handled in our office), certified EN/DE document translation, weekly video calls, email updates, and completion where only the notary needs to be physically present (remote signing via proxy). Track record: 11 sales completed for owners resident in the DACH region/UK over the last 24 months.
What does "land-registry check before listing" mean?
Before listing, we check: the filed floor plan against the actual layout, building permits, planning compliance, any amnesty filings, and undeclared alterations. If we find discrepancies, we resolve them first — so the buyer finds no surprises at the preliminary contract stage, and you avoid last-minute price cuts.
Start with an instant valuation
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