COMO FITNESS STUDIO

Como, Italy

2020 - 2023

The Fitness Studio is located on the city of Como, long celebrated as a symbol of timeless elegance and the dolce vita. Set against the green backdrop of Monte Croce, the site occupies the historic premises of the former Mantero silk factory. The Mantero has long been synonymous with Como’s world-renowned silk industry and the building itself stands as a reminder of the city’s era of “industrial aristocracy.”

The completion of the Fitness Studio represents more than the introduction of a new function within this 2,100-square-meter industrial heritage site. Through a forward-looking strategy of adaptive reuse, the project reactivates a historically significant structure while contributing to a renewed urban health landscape at the southern gateway of Como.

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Como Fitness Studio - Como, Italy 8.webp

Como Fitness Studio - Como, Italy 9.webp

The origins of the project can be traced back to 2017. During an early site visit in Como, this striking former factory complex immediately captured our attention. At the time, we were searching for a space characterized by an open layout, generous natural light, and a strong sense of site spirit. The Mantero factory proved to be almost an ideal match.

Although the owner initially intended to sell the property outright, our analysis of the Como market suggested that a leasing model combined with coordinated redevelopment would unlock greater long-term value for the asset. Following a sustained process of strategic dialogue, we ultimately reached an agreement: the owner would undertake the essential structural upgrades, such as the full roof renovation and the legal regularization of parking spaces, while Fitness brand would assume responsibility for the interior design, technical upgrades and the operational management of the facility.

From both a market and geographic perspective, the southern area of Como represents a strategically promising urban node. On the one hand, the historic center is home to a concentration of affluent residents while the city continues to attract a growing number of international professionals and visitors. Yet existing fitness facilities in the old town are typically constrained by the dense medieval urban fabric, often occupying small and poorly lit basement spaces that struggle to meet the rising demand for high-quality training environments. On the other hand, the site sits at the intersection of key traffic flows, enabling it to capture commuters entering the city from the southern suburbs and nearby highways. In addition, its proximity to the Spina Verde Regional Park creates a distinctive synergy between urban life, forest landscapes, and the lake environment, offering users a unique “forest-city- lake” experience.

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Como Fitness Studio - Como, Italy 12.webp

As the core coordinator of the project, we led an intensive series of negotiations involving the Comune di Como and a network of specialized technical partners, successfully resolving a number of complex challenges. At the planning level, we secured a functional reclassification of the site, converting its original “production/industrial (D7)” designation into “service-oriented craftsmanship” (artigianato di servizio), while formally transforming the former industrial warehouse into gross usable floor area (Superficie Lorda di Pavimento).

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Within a tight 210-day implementation window, the project also delivered a series of critical infrastructure upgrades. Electrical capacity was increased to 150 kW and the water supply network expanded to a 2-inch pipeline, establishing the technical backbone required for intensive, round-the-clock operations.

Another key achievement involved the legal consolidation and optimization of a scarce urban resource: parking. The project secured a total of 60 dedicated parking spaces. Of these, 24 were newly constructed in compliance with the stringent landscape management guidelines governing the nearby Spina Verde park and under the supervision of the Soprintendenza. The remaining 36 places, originally located within the former factory complex, were brought into compliance with current building and fire safety regulations through a formal re-certification process. In the context of central Como, such a scale of parking provision is exceptionally rare and significantly enhances the property’s replacement value.

In terms of design, the fitness studio seeks to preserve and reinterpret the site’s industrial heritage. The project retains the raw scale and structural clarity of the original Mantero building, combining the robust material character of concrete, timber, and steel with the distinctive sawtooth shed roof structure typical of historic industrial architecture. Elements of the site’s textile legacy were also carefully preserved: original weaving machines and printing templates are displayed as part of the interior design, serving as tangible reminders of the building’s former life.

The project has been widely recognized by mainstream media as a benchmark example of “private-led urban regeneration” in Como. By transforming a disused silk industry site into a vibrant health and social hub, the project established a balanced value cycle benefiting multiple stakeholders. For the property owner, the redevelopment significantly elevated the long-term value of the asset while generating stable cash flow. For the municipality, it achieved the strategic objectives of functional reconfiguration and increased urban density within the existing building stock, without expanding the city’s footprint. For the community, the project has introduced a new world-class wellness landmark for Como, one that preserves the city’s industrial legacy while opening a new chapter in its urban future.