Drama on the Riviera!

Not all smooth sailing on the Italian Riviera...

Another title for this post could have been "An ongoing saga on the Riviera"

After weeks of: research, visits, international property solicitors "advice" (and bills), italian speaking "geometras" (planning technicians), research on average temperatures (and other weather related matters).... The list could go on...

In short all boxes ticked: 40mn to international airport, seaside, stunning view, a project (of course has to be!) , affordable ( for a faraway dream that may turn out to be only used for a week a year.. After years of planning and foreign language builders!) 

Bottom line is after gathering all my strength and finally putting an offer for that humble little shed and adjacent piece of land (with that absolutely gorgeous view!)

I have to add here that there is quite a leap of faith from my side on this project.... Italian building laws are not only obscure and strangely flexible, but also scarily slippery!

.... But the views!!!!!!

Anyway. The deal was one offer for the building and a tiny bit of land, and another offer for additional land from another party to gain the right to enlarge the footprint of the existing shed.... (Not going into planning details here)

Agent puts the last bit of pressure and says another Italian buyer from Turin is interested has put an offer, but if you put a little more... (Pls note the use of the oldest trick in the book!)

So here we go offer gets signed and faxed. And accepted!

Butterflies of excitement... Dreams of sunny and lazy days (next to "The mother of all cactuses" *see picture below) flood the hypothalamus with happiness hormones...

BUT, BUT, BUT... 2 days later; The seller of the additional land turns around and says:

"I own half the hill... And actually I don't accept the offer for the bit i originally wanted to sell because instead a the little bit that you need, I want to sell the whole hill for an additional 4x what you wanted to spend!"

(Am paraphrasing a little but you get the picture!)

After all these days of daydreaming... Back to reality (of the dodgy world of Italian real estate!)

Apologies ... That turned out to be a long post! 

Now a few pictures (that speak more then a thousand words)  on which the daydreaming was based!

The " mother of all cactuses "

The shed!

The saga ... To be continued. 

Beauties in faraway lands....it must be an addiction.

This post is admittedly a little off topic.

Its not about the hackney project; but still essentially about special spaces.

What would a true addict do during a well deserved break?

You guessed it: look for derelict spaces with potential!

Let me just show you a couple of pictures.

Dreams of faraway lands with an edited selection of beauties...

Very special in Brindisi.... 

Surrounded by old olive trees and a distant sea view. 

& serious dimensions. 

 

Otherwise, something more modest in Bordigehera? 

with a cactus!

 palm trees... And a south view to die for!

Or back to Puglia: Bari with this cute little "Trulli" 

Stunning stonework. 

The pool is not there... But if i close my eyes... 

Or a fish processing garage in Monopoli?

With a backyard 

Overlooking a perfectly swimable little port? 

There was also the troglodyte ("carved out of the rock) olive oil mill, the Masseria..... And and and...

 

Surprises...

Its been a while since the last post and this is not for lack of action.

In fact there's been so much action both on the fashion side...( but am not going to dwelve on this ... This blog is for the other side of my schizofrenic self.... The property and architecture addict!)

So the battle on site has been fierce!
- 80% of the structural walls of the existing house have been supported.
- the entire perimeter of the basement in the garden has been set with retaining walls. (Without any adjacent fence or garden collapsing!)

However... As with any old house... Surprises surprises are always just lurching ... In this case behind the rendering.

Despite the initial accessment of the structural Engeneer being positive..... A surprise bill of between 25- 40k is to be added to the structural bill.....

The external walls of the house need to be lowered by an entire storey and rebuilt!  I forgot to mention the roof also needs to be taken down and rebuilt!

The below pictures should give a sense of the action on site these days. 

Ps: Tomorrow.... Some BBC filming for "Homes under the Hammer" .... Will try and make a post on it..... Am two minds about it somehow. 

getting there! 

What is left of the side return.... 

The flank wall.

Honey... What happend in the living room? 

Pls note we are retaining the "character" 60's tiles

Project overview - recap

OK. I had some feedback from "my readership" some time back. 

Admittedly I have been a little "all over the place" with my posts and the coherence and understanding of the narrative and overview may have got lost... 

I had therefore promised to give an overview of what the scheme/ project is all about.

Here it is in key points:

- I trained in architecture, but am working in Fashion... However this is a serious investment project that utilizes my "under-utilized" and hopefully not too rusty architectutal skills. 

- I have done a couple of previous investments/ renovation projects in the last 7 years. ( including a large loft space 2mn from brick lane which I really enjoyed - some details in previous post here ) ( might add further project in a future post as well)

- this latest investment is the first time I join hands with a co-investor. Its 50%-50% but I am on the ground so the performance anxiety is on me!

- we had been looking for a project for a long time made a lot of research... and countless aborted acquisitions/ outbidded offers took place ( auctions and agents) over the year prior to purchase of this unit. ( more info on the auction action here )

- this house was finally bought at auction in June for a purchase price of just above 1m GBP ( 1.1m after all related coats like tax and fees)

- its in bad shape, but the location is very unusual and unique; tucked away from the street and located right in the middle of adjacent gardens...and this is on one of the best and most expensive streets of Hackney, an "up and come" or "up and coming" (depending on how forward thinking one isl) part of London that without doubt will rival Islington within a couple of years. ( or maybe already does for the ones in the know) 

- the original house was 1300 sq ft ( approx 120m²) with a large garden but we have successfully obtained an additional 2000sq ft (approx 180m² ) though planning with hackney council. Resulting in a very large single house with a garden. ( and more info on the planning process here )

- post planning we had an offer from another  developer which could have given us a 6 figure sum clean profit... But wisely or foolishly we believe there are more rewards to be had by pulling through the project ourselves.

- we are now in the process of doing the basement work which is the most complex and fraught part of the job. A huge amount of earth needs to be excavated and the entire existing house supported on new foundations and a steel structure. See last post here

- phase two of the works will be, complete new electrics, new central heating/ underfloor/ complete interior decoration/ structure. New above ground extension. Green roof to extension. Glass floors/ skylights, kitchen, bathrooms ,  landscaping. And and and....

- estimated total cost of works +associated expenses : approx 650.000 GBP ( very much hoping no surprises here. )

- expected resale.... I dare not say at this stage ... Not wanting to jinx it !!!! ( but you may register for email updates for when I do dare!  - no worries, emails not used for any other purposes or third parties.)

On another note:  Am thrilled to say that we crossed the 1000 views about a month back, and although I am principally doing this blog for the sake of it, it is nice to see the interest generated.

I hope i have not missed any key points..... Please do not hesitate to ask me questions on any aspects of the project or any property matters in general - I love the subject and will always be happy to respond to the best of my knowledge. 

No idea what to post as picture with this lenghty and slightly dry post !?

.... OK three further in progress visuals/ sketches.

Serious steels - progress update.

Still no recap this time around. Apologies.. Next post for sure! 

But a site visit today, and I am happy to announce that we have had the first steel installed; effectively supporting the entire front facade of the house!

I have to say the boys on site are doing a fantastic job in very difficult (and cold!) Conditions.

The entire length of the side wall is now underpinned by concrete, and they have also started to make the rear concrete shell of the basement in the garden. Not bad for a bit more then a month on site!

This is our front wall , with 3 temporary support beams the 4th that will stay (aligned with wall)

An inside view of the same steel from new  basement level ( yes joists and floorboards have been cut)

 

And now internal view from ground floor level

And the start of the basement at rear extension into the garden 

Rear view. Not the overgrown romantic aspect anymore. 

What drawing skills!

Firstly... Happy new year!

Secondly... I had promessed some readers  to make an overall recap of the project so far... But am afraid this is not it yet!!!

And 3rd .... I have just got some drawings in my inbox which I simply had to share. (It may arguably give a good visual recap!)

We had decided to commission a friend and ex colleague of mine for some hand drawn visuals of the scheme for a potential off plan sale.

We did this knowing he has exceptional skills, but what I received is truely special.
It is work in progress, but already gives a great taste of things to come!

... And please bear with me. That recap is coming! 

Rear 3d view/ section 

Working out distances

I (shamelessly) allow myself some input. ( but pls don't judge my pathetic sketching skills (in comparison) too harshly -its done on my phone!) 

Slightly less glamorous pictures this time round.

Its been a tumultuous week.

Finalisation of contract with the basement contractor.

Neighbours calling regards party wall demolitions.... Last minute agreements..... But  thankfully diplomacy prevailed.

On the one side of our narrow access pathway, we have kindly been offered to use some space from the neighbouring garden....

And on the other we managed to gain an extra 30cm by negotiating the removal of the meter high party wall....

Which we will of course rebuild in due time!

This means we now have a 1.4m wide pathway to the site which will allow the contractor to use more substantial digging machinery.

Gaining time and minimising headache!

The clearing up of the site has started in preparation for the heavy duty work ahead.

We are talking about:

- the removal of approx 300 cubic metres of earth - construction of a 30m long concrete shell,
- waterproofing and associated drainage, water pumps etc
- underpinning of the entire existing (ground plus one) house (chimney stacks etc), on an entirely new steel structure underneeth.
- over 1600 sq ft of space below ground level plus sunken patios for light, access to the garden ventilation etc.

Let the adventure continue.....

A magical architectural promenade leading up to the magnificent palace! 

The view of the impressive side return patio! 

The luxury guest suite ! 

The nanny studio? 

And the grandiose landscaping.