In a negative macroeconomic environment, the public real estate can contribute to a reduction of public debt. The approaches usually used in urban planning show a structural weakness related to the appraisal method used to estimate the value of the assets involved in territorial planning. Accordingly the present work proposes a new estimating method that examines the possible destinations (and therefore the transformation value) of each property involved in the unitary intervention, also considering the relations of complementarity. The matrix of transformation method based on the Highest and Best Use, allows for leading the choices of spatial planning taking into account the effect generated by the virtuous "network" that makes the greater overall value the sum of its parts.
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