A Strategic Investment in the Future of Varese
Investment proposal for the transformation of the Varese Campus: a guaranteed project with confirmed market demand and exceptional financial soundness.
Financial AnalysisFunding Request
€2,500,000
NOI (Year 1)
€233,720
DSCR
1.60x
The Vision: A New Hub for Varese
The "Varese Campus" project was born to create an integrated ecosystem that combines high-level sports, wellness, and commercial activities. The redevelopment will not only provide the club with infrastructure worthy of its ambitions but will also generate a positive impact for the area, creating a new reference point for families, athletes, and businesses.
Project Renderings
The Project in Detail
The €3,000,000 investment will be allocated to a complete redevelopment of the facility, as detailed in the official project floor plans.
Mezzanine Floor
Management areas, offices, and common spaces.
Basement Level (Gyms)
Areas dedicated to a gym, pilates, and changing rooms.
Basement Level (Shops)
Commercial spaces and a dining area.
Proven Financial Soundness
A detailed analysis based on real data from letters of intent and official reports, demonstrating the project's extraordinary profitability and resilience.
Revenue and Savings Detail (Year 1)
| Source | Annual Amount (€) | Basis for Calculation |
|---|---|---|
| Direct Operational Savings | ||
| Office/Field Rental Savings | €75,000 | PV Savings Report |
| Energy Cost Savings | €40,000 | PV Savings Report |
| Lease Revenue (Confirmed by LOI) | ||
| Gym Rent | €67,000 | Gym LOI |
| Ivolution LAB Rent | €55,000 | Ivolution LOI |
| LSG Office Rent | €24,000 | LSG LOI |
| Restaurant Rent | €24,000 | Restaurant LOI |
| Pilates Studio Rent | €17,000 | Pilates LOI |
| Total Revenue and Savings | €302,000 | |
Operating Expenses Detail (Year 1)
| Expense Item | Annual Cost (€) | Basis for Calculation |
|---|---|---|
| Insurance (Property & Liability) | €15,000 | Quote based on asset value |
| Property Management Fees | €7,480 | 4% of Lease Revenue (€187k) |
| Repairs and Maintenance | €15,000 | Standard industry estimate |
| Common Area Utilities | €12,000 | Estimate for shared spaces |
| Marketing and Administrative Expenses | €5,000 | Fund for leasing activities |
| Sinking Fund (CAPEX Reserve) | €15,000 | 0.5% of project value/year |
| Total Annual Operating Expenses | €69,480 |
*Property taxes (IMU) are the responsibility of the property owner and are not an operating cost.
Financial Pro-Forma (Recommended Scenario)
| Metric | Year 1 | Year 2 | Year 3 |
|---|---|---|---|
| Total Revenue and Savings | €302,000 | €306,725 | €311,566 |
| Operating Expenses | -€69,480 | -€71,217 | -€72,997 |
| Net Operating Income (NOI) | €232,520 | €235,508 | €238,569 |
| Loan Payment | -€146,165 | -€146,165 | -€146,165 |
| Net Cash Flow | €86,355 | €89,343 | €92,404 |
| DSCR | 1.59x | 1.61x | 1.63x |
*Based on a €2.5M loan at 5% over 25 years and a €500k capital contribution. Annual revenue growth of 2.5% and expense growth of 2.5%.
Severe Financial Stress Test
The model withstands an adverse scenario that simultaneously includes a 20% vacancy loss on lease revenue and a 10% increase in operating expenses.
| Metric (Stress Test) | Amount (€) |
|---|---|
| Total Stressed Revenue | €264,600 |
| Stressed Operating Expenses (+10%) | -€76,428 |
| Stressed NOI | €188,172 |
| Loan Payment | -€146,165 |
| DSCR (Stress Test) | 1.29x |
*A DSCR above 1.25x even in the stress scenario places the project in an exceptionally low-risk category.
Leadership and Management
The project is led by an international-caliber team with proven experience in the sports, financial, and industrial sectors, ensuring strategic execution and operational excellence.
Antonio Bulgheroni
Board of Directors
A historic figure in Varese, former player and successful industrialist (former CEO of Bulgheroni SpA, President of Lindt & Sprüngli Italy).
Paolo Perego
Vice President
Provides key strategic oversight to the club, drawing on extensive experience in regional corporate leadership.
Stefano Bonfiglio
Partner, Sterling Square
Co-founder of the private equity fund Stirling Square, he brings elite experience in global finance (Bankers Trust, MBA Wharton).
Executive Team
Luis Scola
CEO & Owner
A world basketball legend, he guides the strategic vision and operational management of the club.
Zach Sogolow
GM, Basketball Operations
Directs the technical strategy and sports operations of the club.
Complete Documentation
Access all supporting documentation for a complete review of the proposal. Files are available for download in PDF format.
Architectural Plans
Executive drawings and detailed project plans.
Letters of Intent (LOI)
Formal commitments from all future tenants.
Broker Opinion of Value
Validation of market rates by third parties.
PV Savings Report
Detailed analysis of certified operational savings.
Legal Documents
Includes the Property Guarantee and the construction contract.