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Perizia Di Stima Giudiziaria Aree Pagus Mogliano Revfinale+Conv

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Perizia Di Stima Giudiziaria Aree Pagus Mogliano Revfinale+Conv Dott ing. Paolo Pelizzaro Via Mazzini 11, 30171 Venezia Mestre - Tel / fax +39 041 5055 677 - [email protected] Titolo Tribunale ordinario di Venezia Fallimento n. 66/2014 Sentenza n. 68/2014 Documento: Perizia di stima sugli immobili Committente Curatore Fallimentare Dott.ssa Samuela Visentini Data 2017-07-17 Dott ing. Paolo Pelizzaro Via Mazzini 11, 30171 Venezia Mestre - Tel / fax +39 041 5055 677 - [email protected] Indice 1! Premessa .................................................................................................................................................. 1! 2! Generalità impresa .................................................................................................................................. 1! 3! Individuazione dei beni ........................................................................................................................... 2! 3.1! Precisazioni ulteriori per l’acquirente – obblighi. 4! 3.2! Inquadramento generale area 6! 4! Regolarità dei beni sotto profilo urbanistico/edilizio .............................................................................. 8! 4.1! Lotto unico 8! 5! Stato di possesso dei beni ........................................................................................................................ 9! 6! Vincoli giuridici sui beni ......................................................................................................................... 9! 7! Spese fisse di gestione ........................................................................................................................... 10! 8! Valutazione complessiva dei beni ......................................................................................................... 11! 8.1! Premessa 11! 8.2! Lotto unico 11! 8.2.1! Criteri e metod\ologie estimative 11! 8.2.2! Individuazione valori di riferimento 11! 8.2.2.1! Rilevazioni da osservatori immobiliari ............................................................................. 11! 8.2.2.2! Informazioni da indagini di mercato immobiliari ............................................................. 12! 8.2.3! Valore di trasformazione 12! 8.2.3.1! Formulazione del giudizio di stima ................................................................................... 13! 8.2.3.2! Costi .................................................................................................................................. 13! 8.2.3.3! Ricavi ................................................................................................................................ 15! 9! Regime fiscale ....................................................................................................................................... 16! 10! Schemi finali ....................................................................................................................................... 17! 11! Appendice - Allegati.! 11.1! Fotografie! 11.1.1! Lotto Unico terreno Umi5! 11.2! Tabella di calcolo stima! 11.3! Certificato di destinazione urbanistica Lotto unico! 11.4! Lotto unico: ex Piano particolareggiato edilizia Pubblica Comparto C2/9.! 11.4.1! Estratto elaborati 2° e ultima Variante al PPEP ( DCC 97 - 29.09.2011)! 11.4.1.1! Relazione NTA! 11.4.1.2! Estratto Tavola 2 per umi5! 11.4.1.3! Tavola 2 completa allegata fuori fascicolo! 11.4.2! Valutazione oneri urbanizzazione secondaria per lotto UMI5.! 11.4.3! Relazione di sintesi! 11.4.4! Planimetria stralci opere urbanizzazione completate (stralcio 1 e 2)! 11.4.5! Lettera comune di Mogliano v.to (prot . AOO_MOGLIANO_V/2017/0022059)! 11.4.6! Convenzione Rep. 3681 prot. 30063 del 7.10.2003! 11.5! Visure immobili! 11.5.1! Visure storiche per ogni mappale;! 11.5.2! Elenco delle trascrizioni e iscrizioni Pagus Costruzioni! 11.5.3! Visure iscrizioni ipotecarie! Dott ing. Paolo Pelizzaro 1 PREMESSA La curatrice fallimentare Dott.ssa Samuela Visentini ha nominato il sottoscritto ing. Paolo Pelizzaro, con studio a Venezia Mestre in via Mazzini 11, iscritto all’ordine degli ingegneri della provincia di Venezia al n° 2993, quale esperto ai fini della valutazione dei beni immobili della società Pagus Costruzioni s.r.l. in liquidazione e di cui al fallimento n. 66/2014 – Sentenza n. 68/2014 del 13/05/2014. 2 GENERALITÀ IMPRESA Da visura alla Camera di commercio Industria Artigianato e Agricoltura di Venezia l’impresa del tipo a responsabilità limitata risulta essere registrata come di seguito: • Codice fiscale e numero d'iscrizione: 02559520271 del Registro delle Imprese di VENEZIA • Precedente numero di iscrizione: VE042-37338 • Data iscrizione: 19/02/1996 • Iscritta nella sezione ORDINARIA il 19/02/1996 • Sede legale: Venezia (ve) via Temanza 3 cap 30174 frazione: Mestre stradario 00074 • Numero REA: VE - 224986 • Procedure in corso: scioglimento, liquidazione volontaria, fallimento 1 Dott ing. Paolo Pelizzaro 3 INDIVIDUAZIONE DEI BENI In data 13 febbraio 2015 ho eseguito sopralluogo per l’individuazione delle proprietà riportate in tabella sotto e accorpate secondo le note della quarta colonna di tabella. Essendo i cespiti tutti parte del medesimo piano di lottizzazione di iniziativa pubblica C2/9 del comune di Mogliano Veneto, secondo la convenzione sottoscritta in data 7 ottobre 2003 (Rep. N. 3681 e prot. n. 30063), le note e le considerazioni in generale sugli stessi conseguono dal piano suddetto e dai successivi documenti approvati dal comune. I beni individuati sono intestati interamente (1/1) alla ditta Pagus costruzioni s.r.l. e sono stati ipotecati per intero. In appendice sono riportate le visure storiche con il riassunto della provenienza per ogni cespite. I suddetti beni vengono venduti in un unico lotto che è quindi formato da tutti i 33 mappali, di questi nella tabella riepilogativa sottostante sono riportate anche la qualità e la classe oltre alle note di seguito descritte. L’unico mappale a cui si è attribuito un valore è quello relativo all’area edificabile del mappale 1187 di 1140 mq ascrivibile all’unità minima di intervento UMI5 del piano di lottizzazione C2/9. Catasto terreni id mappale superficie qualità Classe note Destinazione del Foglio 31 (mq) 1 1187 1140 semina arbor 2 1 UMI 5 area edificabile 2 1289 101 semina arbor 2 2.1 Mappale interno al lotto UMI2 , ma destinato a uso pubblico. (Var.1-2) 3 1290 47 semina arbor 2 2.1 Mappale interno al lotto UMI2 , ma destinato a uso pubblico. (Var.1-2) 4 1304 88 semina arbor 2 2.1 Mappale interno al lotto UMI2 , ma destinato a uso pubblico. (Var.1-2) 5 1279 33 semina arbor 2 2.2 Mappale interno al lotto UMI8 (già edificato) (marciapiede) 6 1195 123 semina arbor 2 2.3 Mappale parzialmente interno al lotto UMI14 7 1198 120 semina arbor 2 2.3 Mappale parzialmente interno al lotto UMI14 8 1232 23 semina arbor 2 2.3 Mappale interno al lotto UMI14 9 1237 16 semina arbor 2 2.3 Mappale interno al lotto UMI14 10 1249 2 semina arbor 1 2.3 Mappale interno al lotto UMI14 11 1250 209 semina arbor 1 2.3 Mappale interno al lotto UMI14 12 86 603 prato 2 3 Mappale dedicato a Urb. primaria (strade e/o marciapiedi e/o aiuole) 13 148 310 prato 2 3 " 14 1153 76 prato 2 3 " 2 Dott ing. Paolo Pelizzaro id mappale superficie qualità Classe note Destinazione del Foglio 31 (mq) 15 1155 14 prato 2 3 " 16 1179 306 semina arbor 2 3 " 17 1180 399 semina arbor 2 3 " 18 1225 126 semina arbor 2 3 " 19 1226 1 semina arbor 2 3 " 20 1229 202 semina arbor 2 3 " 21 1233 258 semina arbor 2 3 " 22 1236 6 semina arbor 2 3 " 23 1251 231 semina arbor 1 3 " 24 1257 3145 semina arbor 2 3 " 25 1277 5 semina arbor 3 3 " 26 1278 1102 semina arbor 2 3 " 27 1281 1417 semina arbor 2 3 " 28 1283 4177 semina arbor 2 3 " 29 1288 4405 semina arbor 2 3 Mappale dedicato a Urb. primaria una porzione interessa il lotto UMI3 30 1303 1337 semina arbor 2 3 Mappale dedicato a Urb. primaria una porzione interessa il lotto UMI3 Catasto Fabbricati id mappale Superficie categoria Note Destinazione del Foglio 5 (mq) Sez. urb. D Mappale dedicato a Urb. primaria 3 31 1261 197 area urbana (strade e/o marciapiedi e/o aiuole) 32 1285 - D/1 3.1 Urb. primaria - cabina elettrica 33 1286 - D/1 3.1 Urb. primaria - cabina elettrica Nota 1. Il mappale 1187 del Foglio 31 è un terreno edificabile (edilizia privata), e individua il perimetro del lotto UMI5 secondo quanto previsto dal progetto originale del piano di lottizzazione di iniziativa pubblica C2/9 in comune di Mogliano V.to (TV). Il lotto confina a ovest con via Santa Matronilla, a est con via Testori, a sud con i due rami di via Monte Pasubio e a Nord con un marciapiede di lottizzazione che collega le due vie Santa Matronilla e Testori. L’area, di 1140 mq catastali, ha forma trapezia con una piccola appendice semicircolare sull’estremità sud-ovest dedicata all’originale ingresso della rampa verso il garage interrato. Il piano di lottizzazione C2/9 attribuisce a questa UMI il volume edificatorio di 7550 mc. Rispetto al progetto originale di convenzione sono state approvate due varianti che, come sarà precisato meglio in seguito, hanno modificato anche i perimetri di alcuni lotti e tra questi anche quello dell’UMI5. Tali modifiche non hanno però cambiato la capacità edificatoria del lotto dato che questa è indipendente da indice ed è invece esclusivamente stabilita dal piano. 3 Dott ing. Paolo Pelizzaro Attualmente il perimetro del lotto è delimitato dalla fondazione del muretto di recinzione, questa descrive non il mappale 1187 bensì il confine del lotto secondo l’ultima variante di piano approvata, questa ha incrementato l’area (verso
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