Creating returns, project by project.
Strategic consulting and development management for high-impact projects. We assist investors, funds, and companies in creating and enhancing sustainable, profitable, long-term real estate assets.
About Us
T4 s.r.l. is a company founded in 2010, specialised in real estate consulting and development. We support institutional investors, developers, funds, and companies in the comprehensive management of a project's entire lifecycle.
From market analysis to feasibility, from development management to asset enhancement: we operate as a single, reliable partner with a data-driven approach and an entrepreneurial mindset focused on results.
T4 integrates artificial intelligence tools into its workflow — not as an end in itself, but as a method: to analyse scenarios more rapidly, reduce margins of error in critical phases, and deliver stronger, better-documented execution capabilities to clients. In a sector where the speed and quality of decisions make all the difference, AI is a concrete operational advantage.
Our services
We evaluate, manage, and optimise the value of real estate assets with a structured, performance-oriented approach.
Data, analysis, and forecasts to support informed strategic decisions.
Technical and negotiation support throughout all phases of property and portfolio acquisitions and disposals.
We define the commercial positioning of retail, office, and logistics assets and coordinate the appointed letting advisors.
Comprehensive guidance on regulatory, planning, and compliance matters.
End-to-end coordination of the entire real estate project, from concept to final delivery.
Profitability analysis and financial structuring of the project to minimise risk.
Identification and analysis of development opportunities in key metropolitan areas.
Strategic repositioning of existing assets to maximise their value and market competitiveness.
Insights
Rental listing stock rose 8.2 per cent in the second quarter of 2026, with Milan at 16.4 and Padua at 36.5. The indicator counts listings, not contracts, and the tw…
Read September 10, 2026Title III bis of Rome's Building Regulation took full effect on 25 August. Minimum performance standards, a 5 per cent area bonus, insulation out of the floor area …
Read September 9, 2026Secondary deals fell to 47 per cent of Italian NPE transactions in 2025. A composite case shows how a buyer reaches a 14 million bid on a portfolio the seller carri…
ReadThe Founder
T4 s.r.l. is led by its founder Marco Turcatti, a professional with over 30 years of experience in strategic and operational real estate, gained in complex metropolitan contexts including Milan, Rome, and Naples.
He has held senior roles at national and international firms — including Altarea, Castorama Italia, ITER Coop, and ImmobiliarEuropea — before founding T4 s.r.l. in 2010.
Operational experience, market knowledge, and coordination skills with a hands-on approach oriented towards decision-making and execution.
Deep expertise in permitting, project & construction management, territorial negotiations, and complex asset enhancement.
Track Record — Key Companies
Throughout his career, Marco Turcatti has worked with some of the leading national and international players in real estate and retail.
Clients & Operators — Key Collaborations
Marco Turcatti and/or T4 s.r.l. have built relationships and collaborated with leading large-scale distribution, retail and real estate operators, developing and managing projects in Italy and abroad, over the course of his career and in ongoing engagements.
AA Architetti Associati · Auchan · Bennet · CA Ventures · Cantarelli Moro & Partners · C.I.C. · Carrefour · CarServer · Cimolai · ConadLeclerc · Conbipel · Coop Piemonte · Cornerstone · Cushman & Wakefield · Decathlon · DHL · Deutsche Bank Fondi Immobiliari SGR · Esselunga · Euromilano · Finiper · Gabetti · Gazeley · GIEM Gestioni Commerciali · Gruppo Maccaferri-Seci · Gruppo Stilo · Il Gigante · Immobilnord · Impresa Bertani · Ing Tech Consulting · Interimpresa · JLL · Lamberti · Lombardini 22 · PBF · Pessina Costruzioni · Pioneer Investments SGR · Policentro · Polis Fondi SGR · Praga Holding · Proiter · Savills · Semeraro Design Italiano · Stiferite · Studio Marco Piva · Studio Staring · Unieuro
The companies mentioned are the property of their respective owners. Trademarks belong to their respective owners.
Why choose us
A single point of contact for consulting, development, and execution — with consistency, efficiency, and risk control at every stage of the project.
Our choices are based on rigorous market analysis and concrete data, minimising uncertainty and maximising profitability.
A solid network of professionals across technical, financial, tax, and legal fields — enabling integrated and reliable management of operations.
We adapt to each client's needs with tailored services and bespoke, results-oriented solutions.
We embed ESG principles (Environmental, Social, Governance) into every project, creating sustainable long-term value for all stakeholders.
Structured processes and an operationally focused approach oriented towards efficiency, timeline control, and cost management.
Sectors of expertise
High-end residential complex development
Repositioning and office leasing
Feasibility and hospitality conversion
Scouting and platform development
Retail and complex mixed-use development
Contact
We are ready to support you in your real estate operations. Get in touch to assess your project together.
FAQ
T4 S.r.l.
Registered office: Via Caprera 37/B — 21052 Busto Arsizio (VA), Italy
VAT No.: 03161990126 — REA: VA-328037
PEC: t4srl@legalmail.it — Email: info@t4srl.com
Tel: +39 340 67 12 741
Through the contact forms on this website, users may voluntarily submit: first and last name, email address, telephone number, company name (if applicable), and the content of the message sent.
The computer systems responsible for the operation of this website automatically acquire, in the course of their normal operation, certain personal data whose transmission is implicit in the use of Internet communication protocols (e.g. IP addresses or domain names).
This website uses technical cookies necessary for its operation and analytical cookies (Google Analytics in anonymised mode). For detailed information, please refer to the Cookie Policy.
| Purpose | Legal basis | Retention period |
|---|---|---|
| Responding to contact enquiries | Legitimate interest / Consent (Art. 6.1.b-f GDPR) | 12 months from receipt |
| Fulfilment of contractual obligations | Performance of a contract (Art. 6.1.b GDPR) | 10 years from the end of the relationship |
| Tax and accounting obligations | Legal obligation (Art. 6.1.c GDPR) | 10 years |
| Anonymised web traffic analysis | Legitimate interest (Art. 6.1.f GDPR) | 26 months |
| Sending commercial communications | Explicit consent (Art. 6.1.a GDPR) | Until withdrawal of consent |
Data subjects have the right to: access their data (Art. 15); rectify inaccurate data (Art. 16); request erasure (Art. 17); restrict processing (Art. 18); object to processing (Art. 21); receive their data in a structured format (portability, Art. 20); and withdraw consent at any time.
To exercise these rights or lodge a complaint with the supervisory authority (www.garanteprivacy.it): amministrazione@t4srl.com
| Company Name | T4 S.r.l. |
| Legal Form | Private Limited Company (S.r.l.) |
| Year of Incorporation | 2010 |
| Registered Office | Via Caprera 37/B — 21052 Busto Arsizio (VA), Italy |
| Tax Code / VAT No. | 03161990126 |
| REA Number | VA-328037 |
| Share Capital | € 40,000 fully paid |
| Sole Director | Marco Turcatti |
| PEC (certified email) | t4srl@legalmail.it |
| info@t4srl.com | |
| Website | www.t4srl.com |
All content on this website is the exclusive property of T4 S.r.l. or licensed for use by third parties, and is protected under Italian and international copyright law (Law 633/1941) and trademark law. Any reproduction without prior written authorisation is strictly prohibited.
The content of this website is purely informational and does not constitute professional, legal, tax, or financial advice. T4 S.r.l. does not guarantee the completeness or currency of the information published.
This website may contain links to third-party websites. T4 S.r.l. has no control over such websites and accepts no responsibility for their content.
This website is governed by Italian law. Any dispute shall be subject to the exclusive jurisdiction of the Court of Busto Arsizio.
T4 S.r.l. uses artificial intelligence (AI) tools to support its real estate consulting and development activities. We believe AI should serve as an instrument supporting human expertise — not a substitute for professional judgement.
| Area of use | Technology | AI Act risk level |
|---|---|---|
| Market analysis and real estate data | Predictive algorithms | Limited risk |
| Financial modelling and valuations | Software with AI components | Limited risk |
| Document drafting and review | Generative AI tools | Minimal risk |
| Internal and external communications | AI for summaries and drafts | Minimal risk |
In accordance with Art. 14 of the EU AI Act (Human Oversight), T4 S.r.l. guarantees that: no decision material to the client is taken in a fully automated manner; every AI output is reviewed by a human professional; and client data is not used to train third-party models without consent.
The AI systems used by T4 S.r.l. fall within the minimal risk and limited risk categories under the EU AI Act. T4 S.r.l. does not use high-risk AI systems or prohibited AI systems.
Users have the right to: be informed when interacting with an AI system; request review of a decision by a human professional; and object to exclusively automated processing (Art. 22 GDPR). For further information: amministrazione@t4srl.com
This notice will be updated whenever the tools used or the applicable regulations change. The EU AI Act is fully applicable from 2 August 2026, the date on which the obligations regarding transparency, AI literacy and human oversight described in this notice take effect.
Under the Digital Omnibus package, approved by the Council of the European Union on 29 June 2026, the deadlines for high-risk AI systems have been revised (postponed to 2 December 2027 or 2 August 2028, depending on the category), as have the deadlines for national regulatory sandboxes (postponed to 2 August 2027). These changes do not affect the classification of the systems used by T4 S.r.l., which remain within the minimal and limited risk categories, but are being monitored to ensure ongoing compliance.
T4 S.r.l. builds its business on values of integrity, professionalism, and respect. This Code of Ethics sets out the principles and rules of conduct that guide all activities of the company and its collaborators.
T4 S.r.l. acts with honesty, transparency, and fairness in all professional relationships.
T4 S.r.l. professionals are committed to maintaining high quality standards, providing clients with accurate and complete information.
All information relating to clients, projects, and operations is treated with the utmost confidentiality, including after the end of the professional relationship.
T4 S.r.l. operates with full independence of judgement. Any potential conflict of interest must be reported promptly.
T4 S.r.l. strictly complies with anti-corruption legislation (Legislative Decree 231/2001) and anti-money laundering regulations (Legislative Decree 231/2007).
T4 S.r.l. promotes a working environment based on respect for personal dignity, free from discrimination of any kind.
T4 S.r.l. integrates principles of environmental sustainability, social responsibility, and good governance into its projects. For further details, please refer to the ESG Policy.
Reporting channel: amministrazione@t4srl.com
T4 S.r.l. adopts this policy with the aim of promoting a corporate culture based on integrity and the prevention of violations. The policy applies to employees, collaborators, consultants, suppliers, partners, and intermediaries.
Reports may also be submitted anonymously.
T4 S.r.l. guarantees, in accordance with Legislative Decree 24/2023: absolute confidentiality regarding the identity of the reporting person; and an absolute prohibition on any form of retaliation.
T4 S.r.l. undertakes to: acknowledge receipt within 7 working days; begin a preliminary assessment within 30 days; and communicate the outcome within 3 months.
Alternatively, the reporting person may contact ANAC via www.anticorruzione.it.
T4 S.r.l. regards the integration of ESG criteria not as a regulatory obligation, but as a strategic choice that generates long-term value for investors, clients, communities, and the environment.
| Project Phase | Integrated ESG Actions |
|---|---|
| Scouting & Analysis | Environmental impact assessment, social context analysis, urban planning compliance check |
| Feasibility | Energy savings scenarios in the business plan, ESG risk analysis |
| Design | Selection of energy standards, universal accessibility, green spaces |
| Construction | Selection of responsible suppliers, site safety, impact monitoring |
| Commercial strategy | Transparent communication of the asset's ESG performance |