Umbria & Tuscany, Since 1994

Thirty years solving
what other geometri decline.

Know if you can sign, before you sign. The technical studio international buyers call before the deed, and after another professional has said the case is hopeless. Pre-acquisition due diligence, sanatoria and restoration of prestige property across Umbria and Tuscany.

Commission a pre-purchase reportDiscuss your case

Reports in Italian and English · Reply within one business day

"Before us, the property could not be sold.
After us, it was."
Geom. Ludovico Petturiti · Lisciano Niccone, Umbria
The record behind every signature
30+
Years · Two Generations
€70M+
Portfolio Value Managed
300+
Client Files Since 1994
20+
Sanatorie · 100% Closed
The Studio

Two generations,
one quiet practice.

Studio Petturiti was founded by Geom. Leonardo Petturiti in 1994. For three decades he has worked the same six municipalities across Umbria and Tuscany, long enough to know each Comune's planning office personally, and which thresholds a sanatoria will and will not clear.

Geom. Ludovico Petturiti joined the practice in 2021 and now leads international client work. The studio handles roughly twelve to fifteen properties per year. It declines more than it accepts.

All deliverables, pre-purchase reports, sanatoria filings, restoration documentation, are produced in side-by-side Italian and English.

"We do not sell properties. We make them legally, technically and materially worth the price the buyer is paying."
Registration Albo dei Geometri,
Provincia di Perugia
N° 5680 (Ludovico) · N° 3606 (Leonardo)
Professional Insurance Coverage up to
€2,500,000
Working Languages Italian · English
All filings bilingual
Annual Volume €3–5M transactions
advised per year
What We Do

Full-Spectrum Technical
Expertise

From blank land to finished villa, from a neglected farmhouse to a prestige listing, we manage every technical and bureaucratic step of the process.

01
Pre-Acquisition Technical Due Diligence
→

A fixed-fee, ten-day report covering urban conformity, cadastral accuracy, habitability, heritage constraints and every risk the notary is not required to flag. Delivered in side-by-side Italian and English. One document that tells you what you are really buying, before the compromesso.

02
Sanatoria & Cadastral Regularization
→

Italian properties carry histories that rarely match their plans. We reconcile the two, formally, definitively, and in writing. From cadastral non-conformity to the most complex abusi edilizi, we resolve what stands between your purchase and a clean title. 20+ sanatorie closed. All positive.

03
Restoration & Project Management
→

Once the title is clean, the work begins. We lead the full arc: design, permits, Soprintendenza, tender, site direction, final handover, on behalf of owners who are usually elsewhere. From derelict ruin to keys delivered.

Niccone Valley luxury restoration with pool, Studio Petturiti project

Restoration project, Niccone Valley

Planning Compliance

If They Said
It Can't Be Done

Italy's planning and cadastral system is complex, layered and, if you are not deeply familiar with it, opaque. Properties get stuck. Sales fall through. Buyers walk away. We have spent 30 years navigating exactly this complexity.

"We have made sellable properties that had been blocked for years. If the problem exists within Italian planning law, we can find a solution."

Cadastral Non-Conformity
Property mapped differently from reality

Rooms that legally don't exist, extensions never registered, internal layouts that don't match the records. We correct, regularise and make the property saleable.

Planning Irregularities
Built without permit or outside the permit

We assess whether amnesty (sanatoria) applies, prepare and submit the full package, and resolve the irregularity with the relevant municipality.

Change of Use
Agricultural or commercial to residential

Converting a barn, agricultural outbuilding or commercial space into a legal residential property requires specific permits. We manage the full procedure.

Pre-Purchase Due Diligence
Know exactly what you are buying

Before you sign, we review every technical and planning aspect of the property. No surprises after the notary.

Professional Network

Trusted by the agencies
that set the standard.

We collaborate regularly with the international agencies whose buyers expect technical certainty before signature, and with the Italian notaries who close the deals that follow.

Notaries we work with

Bucciarelli-Ducci · Migliori e Biavati · Gambacorta

We never hold client funds. All payments flow through your Italian notary's trust account. We represent the buyer's technical interest, never the seller, never the agency.

Selected Work

Projects That Define
The Territory

Hero Case Study · Sanatoria + Agibilità + Acquisition Advisory · 2024
€4.5M Private Estate · Monte San Savino, Tuscany

US buyer, UK seller. Sotheby's International Realty in the deal. A property other professionals had set aside. Annexe with an entire sub-basement floor missing from every official document; non-compliant internal and external openings; partial change of use from non-residential to residential. In five months we delivered full sanatoria, cadastral regularisation, the Certificato di Agibilità, the single most decisive document to make a property legally sellable, and the Relazione Tecnica Integrata alla Compravendita, the legally binding technical report in which the surveyor personally assumes responsibility for the property's compliance. Closed at €4.5M.

Client identities protected. Confidential dossier, sanitised, available on request to qualified buyers and their advisors.

Request the dossier →
Villa Lavanda Lisciano Niccone, luxury restoration from ruin, Niccone Valley
Full Restoration from Ruin · Flagship Project
Villa Lavanda

Niccone Valley, Lisciano Niccone. A complete transformation from derelict ruin to one of the valley's most significant private estates. Main villa with wine cellar, gym and master suite with private balcony. Swimming pool, tennis court, two independent gated entrances and a fully independent two-storey guest villa, 200 m² with its own private pool, set apart on the opposite side of the estate.

Est. value €7,000,000
Villa Felice Cortona, historic estate restoration, 1000 sqm with lemon house
Historic Villa Restoration · Full Estate
Villa Felice

Cortona. A historic estate totalling 1,000 m² comprising the main villa, a secondary residence (La Fattoria) with arched portico and lemon house, swimming pool, limonaia, garage and formal Italian garden.

Est. value €5,000,000
Villa Laura Cortona, historic villa from Under the Tuscan Sun, restoration project
Historic Restoration · As Featured in Under the Tuscan Sun
Villa Laura

Cortona. The villa featured in the 2003 film Under the Tuscan Sun. The estate comprises the main villa, fattoria, small annex, swimming pool, formal gardens and a remarkable wisteria-covered brick pergola with central well. Approximately 550 m² total.

Est. value €3,500,000
Villa Santa Croce Cortona, restoration within medieval walls below Basilica di Santa Margherita
Historic Restoration · Within the Medieval Walls · Cortona
Villa Santa Croce

Cortona, within the historic walls, directly below the Basilica di Santa Margherita. Private park comprising main villa, studio annex, guest house, Italian gardens with terraced stonework, travertine-lined pool and solarium. Within the grounds, a preserved 11th-century monastery ruin maintained as an open-air museum.

Est. value €6,500,000
Estate Passignano, Lake Trasimeno hilltop estate rebuilt from ruin, aerial view
Full Estate from Ruin · International Commission · Lake Trasimeno
Estate Passignano

Passignano sul Trasimeno. A hilltop complex rebuilt entirely from derelict ruins. Joint venture with an international client, we presented our design proposal in France and were awarded the commission over competing firms from Rome.

Est. value €5,000,000
Cortona villa with view onto Castello di Sorbello, full restoration with pool
Full Restoration · Cortona
Cortona, Castello di Sorbello View

Complete restoration with oversized timber-frame pergola, full exterior rework, Italian garden, restored pool with new travertine solarium and stone annex. Direct view onto the Castello di Sorbello.

Est. value €2,400,000
Cortona valley landscape, Umbria Tuscany territory worked by Studio Petturiti
Coming Soon
Further projects

Lake Trasimeno · Castiglion Fiorentino · Monte San Savino · Asciano

Discuss Your Project
Where We Work

A Territory We
Know Intimately

Thirty years of operating in the same area means we know every municipality, every planning office, every local contractor and every nuance of how property ownership works here. That knowledge is not replaceable.

Lake TrasimenoNiccone ValleyCortonaCastiglion FiorentinoMonte San SavinoAscianoLisciano NicconeTuoro sul TrasimenoPassignanoUmbertide
Umbrian landscape, Cortona valley, the territory Studio Petturiti has worked for thirty years
Common Questions

Before you get in touch.

What does a pre-acquisition due diligence on an Italian property involve?

We verify the property's urban and planning conformity, the accuracy of its cadastral records, its habitability status and any heritage or landscape constraints, everything that decides whether what you are buying is actually sellable and mortgageable. You receive a single fixed-fee report, in Italian and English, before you sign the compromesso.

What is a “sanatoria”, and can an irregularity really block a sale?

A sanatoria is the procedure that regularises past building or planning irregularities. Yes, an unresolved abuse, or a mismatch between the property and its cadastral plans, can stop a sale, block a mortgage, or surface at the notary at the worst possible moment. We identify these issues and resolve them.

I already have a notary. Why do I also need a geometra?

They are complementary. The notary handles the legal deed; the geometra checks the technical and urbanistic reality of the building itself (conformity, cadastre, permits) before you commit. The notary confirms who owns it; we confirm what you are actually buying.

Do you work with international buyers, in English?

Yes. We work in both Italian and English, our reports are bilingual, and we are used to buyers in different time zones. Most of our clients are foreign buyers of property in Umbria and Tuscany.

Which areas do you cover?

Umbria and Tuscany, centred on Lake Trasimeno and the Niccone Valley, including Cortona, Castiglion Fiorentino, Monte San Savino, Asciano, Lisciano Niccone, Tuoro, Passignano sul Trasimeno and Umbertide.

Can you also follow the restoration after the purchase?

Yes. Beyond due diligence we manage restoration projects end to end, from permits through Soprintendenza (heritage authority) approvals to handover, so the same studio that vetted the property can see the work through.

Client voices

What clients say.

★★★★★ 5.0 on
★★★★★

Geometra preparato ed efficiente, ho avuto modo di conoscerlo per la mia casa di Cortona, sicuramente lo ricontatterò se ne avrò bisogno di nuovo.

Camillo F.Cortona3 months ago
★★★★★

Da alcuni anni mi affido per le mie pratiche al Geometra Petturiti che ha sempre dimostrato professionalità e competenza.

Debora C.Long-standing client3 months ago
★★★★★

Excellent, first class service. High competency level and solution minded. My warmest recommendations.

Eivind K.International client5 years ago
★★★★★

Great service! Very responsive and trustworthy. Have used them as geometra and as property managers. Rely on them heavily and they always go above and beyond!

Peggy C.Property management3 months ago

Genuine client reviews, published on the studio's Google profile.

See all reviews on Google →

Commission a Consultation

Before the compromesso,
we would like to walk the property.

Studio
Studio Petturiti
Piazza della Repubblica 3
06060 Lisciano Niccone (PG), Italy
P.IVA 03405650544
Email
ludovico@studiopetturiti.com
Phone
+39 335 585 6742
Reviews
★★★★★ 5.0 · 8 reviews on Google
WhatsApp Us

We reply within one business day, directly from the studio. We work in English and Italian, and are used to clients in different time zones.

No commitment, no sales pitch. We will review your situation and give you an honest assessment of what's possible.

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