Investor @The Center Group


Brand Atena

Software Company since 1986, Assintel founding partner, holds a portfolio of leading innovative solutions such as: Finance Atena®, ERP and Software for Financial Investigations, for the Registry of Reports (Agenzia delle Entrate) and for Anti-Money Laundering (BankItalia).

Brand Finance Atena

The first FinTech platform in Europe, based on AI, for Predictive, Economic-Financial Consulting for any type of Investment and Business Model, to ensure maximum Reliability, Opportunity and Profitability for the Public and Private sector.

Brand WeInvest

An Investment and Consultancy company whose mission is summarised in "Get Value to your Asset”. It ensures maximum profitability, through a Systemic Approach, in Real Estate and Corporate, with Finance Atena® and the Network Club Deal WeInvest.

Brand Emotions for Business

Company that has defined a new way of Business Communication based on: Marketing, for defining Strategy, Neuro Linguistic Programming, for effective content structuring, and the Art of Cinema to convey the emotional power that only it is capable of.

  • Determinate the state of affairs from documentary and E/F point of views
  • Obtain an effective evaluation and the real yields of the Assets
  • Determine the range of the real market selling prince of each Asset
  • Evaluate new uses of Assets with innovative Business Ideas and Models

The Real Estate Assets

The Real Estate Portfolio subject to the consultancy consists of different assets located in several Italian locations and with various current uses. The properties in question are owned by a Family Office. As an example, some of the assets subject to the consultancy are used as follows:

  • 3 Assets used for commercial purposes of various types;
  • 1 Asset used for residential purposes consisting of multiple housing units; 
  • 1 Asset for directional purposes.

All the above mentioned properties are located in some of the main Italian cities, specifically in the urban areas with the highest influx in those locations.

The company requesting the consultancy relies on WeInvest to obtain a correct evaluation and valorisation of its Real Estate Assets, through the use of our Innovative Dynamic Valuation Methodology, which allows obtaining the value of the Assets in Real Economy and identifying for each Asset under consultancy, the correct management, valorisation, and maintenance, in order to turn them into a profit centre and no longer a cost. 


The Assets


The commercial Asset in question (used for clothing sales) is in excellent internal and external condition, with four display windows. It is located on Corso Vittorio Emanuele II, one of the main streets in the centre of Milan. It is part of a large pedestrian area where many international brand shops are located, making it one of the main shopping centres in the city. The street has a very ancient origin: in Roman times, it was the road that led northeast. Later, it was called Corsia dei Servi (17th and 18th centuries) and was the first stretch of the road that connected Piazza Duomo to the eastern gate in Milan. It was only after the unification of Italy that it took on the current name of Vittorio Emanuele II.

Along the street, there are some notable buildings, such as: Torre Tirrena, Palazzo del Toro, Magazzini Bonomi and, finally, Galleria del Corso. In just a few minutes' walk, you can reach the most important cultural places in the city: Milan Cathedral, Museum of the 20th Century, Royal Palace, La Scala Theatre, the Sanctuary of San Bernardino alle Ossa, Palazzo Morando and Casa del Manzoni. The Corso acts as a pedestrian connection between two poles of the city centre: Piazza del Duomo and Piazza San Babila. The area is served by urban public transport infrastructure, both surface and underground, such as metro stops M1 and M3 (Duomo and San Babila), several bus and tram lines. There are also numerous municipal bike-sharing stations in the area, as well as two taxi stands.

In the near future, the PGT (Territorial Government Plan) "Milano 2030"foresees a series of interventions to strengthen the Lombard capital, including:

  • strengthening mobility systems (railway lines, metro, surface public transport and cycling networks);

  • expanding pedestrian areas;

  • plans and programs to make the city greener and more sustainable;

  • expanding and re-qualifying numerous urban neighbourhoods (including peripheral areas), with regeneration of degraded building heritage.


Three of the assets under consultation are located in the Italian capital, Rome. They differ in their current use, with two commercial units and one residential unit, totalling approximately 1000 square metres. Both Commercial Assets are in average conditions in terms of their internal and external state of preservation, each with a shop window, while the Residential Asset is in excellent condition and divided into n apartments, currently managed by a B&B that offers a luxury suites service.

The aforementioned assets are all located in Rome, in the immediate vicinity of Piazza di Spagna. Historically, it is likely that the street where the assets are located follows the path of an ancient Roman road used by the inhabitants of the high villas of the Pincio to reach the city centre. 

In a few minutes' walk, one can reach the most important cultural sites of the city: the already mentioned Piazza di Spagna, Trinità dei Monti, Fontana di Trevi, Palazzo Montecitorio, Colonna di Marco Aurelio, Palazzo Borghese, Basilica di San Lorenzo in Lucina, Museo dell'Ara Pacis, Basilica di Sant'Andrea delle Fratte e la Galleria d'Arte Moderna di Roma Capitale. The area is served by both surface and underground public transportation, with several bus lines having stops adjacent to the street, and the Piazza di Spagna metro stop on Line A. Parking and bike-sharing stations are also available in the area.

In the coming years, the capital city will be redeveloped through a series of interventions in the above-mentioned area, such as: 

  • restoration and redevelopment of Palazzo Raggi (dating back to the early 1700s), with work expected to be completed by 2024;

  • redevelopment of the area around Piazza di Spagna with an increase in pedestrian zones;

  • opening of the "Colosseo" stop on metro line C scheduled for October 2024.


The asset in question is currently a management unit of about 1600 square metres, located in the Rizzoli area of Bologna. It is in good condition, both inside and outside, following the last extraordinary conservation and restoration maintenance in 2015. The building consists of three floors, plus an additional basement floor, which contains office spaces. 

The palace was built in the fifteenth century on the ancient Via Cavaliera, by the Florentine Ludovisi family. It was then completely rebuilt in 1770 according to the design of Giandomenico Dotti, with the assistance of Raimondo Compagnini. This reconstruction, which lasted for 11 years, was carried out in neoclassical style. The Ghibelline Ludovisi coat of arms is still present on the facade. Inside the palace complex, beyond the vault that leads from the current street to a part of the ancient Jewish ghetto, one of the twenty remaining noble towers in Bologna can be found. The entrance portal to the palace is pendant with another that leads to the alleys behind, which constitute a small medieval complex with towers, vaults, and houses. As for the palace itself, it does not differ from contemporaneous ones, although its architect was Dotti: large square windows with heavy tympanums, balconies with stone balustrades, two floors with the second one being relatively low in height, very prominent cornices and signs.

In a few minutes on foot, the most important cultural sites of the city can be reached, such as: the Due Torri Garisenda e degli Asinelli, Piazza Maggiore, Fontana del Nettuno e il Museo Ebraico. Moreover, through a direct connection from inside the building, the Galleria Giovanni Acquaderni. The area is served by surface public transport with stops adjacent to the street. Additionally, there are parking lots and numerous Mobike stations for the bike-sharing service nearby.

For the coming years, the city is planning:

  • the construction of a new metro-tramway infrastructure, according to the PGT; 

  • the expansion of the "G. Marconi" Airport by 2030;

  • the construction of the New Dynamic School Pole via Zucconi, accommodating 960 students;

  • the realisation of the "Batteferro" University Residence project.

Milan - Vittorio Emanuele II
Milan - Vittorio Emanuele II
Milan - Piazza San Babila
Milan from above
Rome - Piazza di Spagna
Rome - Via Frattina
Rome - Via Frattina
Rome from above
Arcades of Bologna
Bologna - Galleria Acquaderni
Bologna - Inside Building
Bologna from above

Evaluation Methodology

The analysis for identifying the correct and real value of each Asset was obtained through the use and comparison of 4 applicable methodologies. These are independent but integrable with each other.



The Static Method, typical of real estate agencies and adopted by Borsini Immobiliare, is based on factors such as square metre price, square metres, and property status (typically used for high-end assets); this is the most traditional and least reliable method.

Real Transactions

This new method is based on the range evaluation of Real Market Transactions (minimum, average and maximum), considering properties located in the same area and of the same type and size. This is possible through the use of specific AI-based software.

Icome Capitalization

Traditional method based on the capitalization of the rental income at current market yields for a specific type of Asset. This method is an indicative market practice.

Dynamic - Investor

Innovative method created through the use of the Finance Atena® platform. The Asset is evaluated by generating the operation that the investor would manage in terms of profitability and sustainability.

Asset Bologna


Business Idea

To increase the value of the asset located in Bologna, a new intended use was thought out for the building, in line with its intrinsic architectural characteristics (large open spaces, two apartments, large loggia with a glass wall and the possibility of expansion) and with the considered context (strategic position in the centre of Bologna).

The Business Idea has, as its object, the establishment of a new "City Lounge", taking as a reference the already existing commercial models, such as Covent Garden in London or the closest Fondaco dei Turchi in Venice. 

On this basis, the spaces of the Palazzo will be used as follows: Chain Store (including both new and already consolidated Brands), Exhibition and Event Spaces, Spaces hosting cutting-edge Luxury objects and Areas for Haute Couture Fashion Shows. The model conceived can then be easily exported both in other Italian cities and abroad.

Business Model

For the effective implementation of the Business Idea set out above, a specific Business Model was developed which is based on 6 fundamental principles:

- Greater Return on the Asset by working on the Business Idea and on the Business Model
- Dividing the Income to several subjects, counting on a > overall income
- Fractionation of the Risk of divestment of the lease of the spaces
- Multiple independent Revenue lines from multiple entities
- Rental fee based on the Interest / Profitability of the lessee
- Enhancement of the building as a whole

This will allow the Company that owns the Property to obtain 5 different (and unrelated) Revenue Lines: rental of spaces and stands (no shops), rental of areas for exhibitions and events, revenues from "product launch fees" and revenues from for photo shoots”.


From the various analyses carried out for the Assets covered by the consultancy, it is believed that at the moment the market is not profitable for the sale of the same and, precisely the evolution of the market, so it requires the study of new Business Ideas and Business Models.