Save Your Home

What Save Your Home does

Save Your Home (SYHO) is an Italian Società Benefit, founded in 2023 and headquartered in Milan with additional offices in Rome and Catania, that operates the first ethical instant-buyer model for distressed primary mortgages in Italy. Its core mechanism is social securitization (cartolarizzazione a valenza sociale) of distressed mortgage credits, a structure introduced by Italy's Budget Law 2019 (Law 145/2018): SYHO acquires the distressed mortgage through a special purpose vehicle, transfers the underlying property to a dedicated real estate company (RE.O.CO.), extinguishes the debtor's outstanding debt, and allows the family to remain in the home under a sustainable rent-to-buy arrangement for up to 36 months, after which the debtor can repurchase the property at the original debt value net of deposits, with 90% of each monthly payment credited toward repurchase. The company positions itself as a regulated, transparent alternative to Italy's auction-based distressed property system, in which auction sales historically realize only 30-60% of market value and can take up to a decade to conclude.

SYHO generates revenue from a spread between the discounted acquisition price of distressed debt and the ongoing value of the property held in the securitization vehicle, from monthly rent-to-buy payments during the up-to-36-month occupancy window, and from management economics on capital deployed by ethical investors into the social securitization vehicles. Its customer base spans three segments: distressed Italian homeowners facing auction or pignoramento (case-by-case, individual), ethical and impact investors providing capital to the SPVs (Azimut is named as a flagship institutional investor in the second vehicle), and banks, servicers, and creditors seeking faster and higher recovery on non-performing mortgage positions. Distribution is direct and domestic — toll-free number, website intake forms, in-person consultations at the three Italian offices, professional referrals, and participation in industry events such as Global ABS, CreditWeek, Credit Village, NPL Conference, and T.S.E.I. — with no resellers or geographic expansion beyond Italy.

The company's 2025 strategic posture is anchored by Piano SYHO-500, a publicly stated target to extinguish 500 distressed mortgage loans and free 500 families from debt within roughly two years, backed by the second Social Securitization vehicle funded with Azimut. SYHO is registered as a PMI Innovativa (October 2025), holds a Società Benefit status under Law 208/2015, and carries a Standard Ethics sustainability rating; it is also a member of the European Consumer Debt Network. Leadership comprises President Alessandra Scerra, a Milan-registered lawyer specializing in crisis resolution, and CEO Gianfranco Dote. The business is private, early-stage (11-50 employees), and operates exclusively in the Italian market.

Name

Save Your Home

Legal name

Save Your Home Srl Società Benefit

Website

https://syho.it

Company type

Private

Founded year

2023

Operating status

Operating

Headcount range

11–50 employees

Short description

Save Your Home (SYHO) is an Italian benefit corporation that uses social securitization under Law 145/2018 to acquire distressed primary mortgages, extinguish the debtor's debt, and let families remain in their homes via rent-to-buy, serving distressed homeowners, ethical investors, and bank creditors.

Ownership category

akta.pro rank

Product category

Distressed Mortgage Resolution Services

NAICS

Funds, Trusts, and Other Financial Vehicles (525)

SIC

Mortgage Bankers & Loan Correspondents (6162)

akta.pro primary industry

Loss Mitigation & Home Retention Servicing (Modifications/Forbearance/Repayment Plans) (FSALAEAG)

akta.pro secondary industry

Foreclosure, Bankruptcy & REO Servicing (FSALAEAH)

Keywords

• Distressed mortgage services
• Social securitization
• Rent-to-buy housing
• Debt extinction services
• NPL restructuring

Headquarters

HQ city

Milano

HQ country

Italy

HQ region

Europe

Offices3 records

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

Operations, Personnel, Marketing or Sales, Technology or R&D, Others

Revenue model

1. Property acquisition and debt extinction: SYHO acquires distressed mortgage properties, extinguishes the underlying debt at a negotiated discount with the creditor, and transfers the property to a social securitization vehicle. The company generates revenue from the spread between the acquisition cost (discounted debt) and the ongoing value of the property under management, as well as rent-to-buy payments from debtors.
2. Rent-to-buy / lease payments: Debtor families pay an initial deposit plus up to 36 sustainable monthly installments as rent, with 90% of each payment counting as a down payment toward repurchasing the property. This creates a recurring managed revenue stream while the social securitization vehicle holds the asset.
3. Ethical investment vehicle returns: SYHO structures investments for ethical investors (e.g., Azimut) into the social securitization vehicles. Returns derive from the guaranteed real estate collateral underlying the distressed mortgage portfolio, with yields generated through efficient debt recovery versus traditional auction liquidation.

Pricing tiers

Go-to-market motion2 records

Distribution channels4 records

Marketing channels6 records

Core offering

Save Your Home (SYHO) is an Italian Benefit Company that acquires distressed mortgage debt from banks via social securitization (Cartolarizzazione a Valenza Sociale) under Law 145/2018, extinguishes the debtor's mortgage, and allows the family to remain in their home under a rent-to-buy structure. The company operates through a dedicated RE.O.CO. real estate vehicle, manages social securitization SPVs, and serves distressed homeowners, banks/creditors, and ethical investors with an integrated debt-resolution model.

Product overview

Save Your Home (SYHO) is a Società Benefit that operates as the first and only Ethical Instant Buyer in Italy, offering a unified social housing solution built around Social Securitization (Cartolarizzazione a Valenza Sociale) of distressed mortgage credits. The core offering combines debt extinction, Rent to Buy housing formulas, and a structured path to financial reinclusion. The company uses a dedicated RE.O.CO. real estate vehicle to acquire properties, extinguishes the underlying mortgage debt through a special purpose vehicle (SPV), and enables families to remain in their homes while repaying under sustainable terms. Key initiatives include the SYHO-500 Plan targeting 500 homes by 2027.

Differentiator

Problem solved

Functional benefit

Products and services

• Cartolarizzazione a Valenza Sociale (Social Securitization) SYHO's regulated financial mechanism under Italy's Budget Law 2019 (Law 145/2018) that securitizes distressed mortgage credits for social purposes, enabling debt extinction and halting of auction proceedings. For distressed homeowners, banks holding NPLs, and ethical investors backing the vehicle.
• Rent-to-Buy with Buyback Option Housing formula allowing distressed debtors to continue occupying their primary residence by paying a sustainable monthly fee, with up to 36 monthly installments where 90% count toward a deposit for repurchasing the property at the original debt value. For families facing mortgage default or auction.
• Debt Extinction Service Service that immediately extinguishes the debtor's mortgage debt with the bank, clearing pignoramenti (seizures) and freeing the property from encumbrances. For distressed Italian homeowners facing mortgage default.
• SYHO Instant Buyer / Instant Saver Model First and only ethical instant buyer model in Italy that purchases distressed primary residences to return them to families, without real estate speculation, interest, or negative credit reporting. For families facing auction of their primary residence.
• Ethical Investment Vehicle (Social Securitization SPV) Investment opportunity for ethical and impact investors (including partners such as Azimut) to participate in social securitization vehicles backed by real estate collateral from distressed mortgage portfolios, generating measurable social outcomes alongside financial returns. For institutional and individual ethical/impact investors.

Quantifiable outcome

• Up to 70% property value reduction at auction vs. market value — SYHO's model preserves full property value by avoiding auction
• +4 more outcomes

Named customers1 record

Segments3 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature3 records

Partnerships

Four partnerships are on record, tiered core and minor.

• European Consumer Debt Network (ECDN)coreStrategic or Co-development PartnerSYHO is a member of the European Consumer Debt Network, a European network of organizations working on consumer debt issues. This affiliation positions SYHO within a broader ecosystem of social finance and debt advisory organizations across Europe.
• Camera Condominiale di VareseminorGTM or Marketing PartnerA national framework agreement signed by Alessandra Scerra, SYHO President, with the Camera Condominiale di Varese. This partnership enables SYHO to reach condo residents facing financial difficulty and debt issues, expanding its customer acquisition channel through a trusted local institution.
• Esdebitami RetakeminorGTM or Marketing PartnerPart of the same framework agreement with Camera Condominiale di Varese. Esdebitami Retake is a debt advisory organization that provides professional referrals to SYHO for distressed homeowners requiring structural debt resolution beyond standard counseling.
• Standard EthicscoreOthersStandard Ethics provided SYHO with an independent sustainability rating assessed against EU, OECD, and UN criteria. This third-party ESG verification supports SYHO's credibility with ethical investors and differentiates it from non-rated competitors in the impact investment space.

Scale indicators7 records

Recent moves7 records

Expansion highlights6 records

Regional players

• Hoist Finance: European NPL specialist active across multiple jurisdictions with secured/unsecured portfolios. Less directly comparable as a non-Italian platform, but relevant as a peer for European-wide distressed mortgage servicing capability and structuring expertise.
• Quintavalle Capital Partners: Italian credit advisory and distressed-asset boutique operating in similar non-performing loan and restructuring advisory segments. Comparable in scale and geography to SYHO and sharing the same Italian client base of debtors and creditors.

Broad incumbents

• Banca Ifis: Italian bank historically focused on NPL acquisition and servicing through its Banca Ifis NPL division. Although a larger incumbent, it competes for the same Italian distressed-mortgage NPL pool that SYHO targets and uses securitization structures for portfolio financing.
• Cerved Group: Italian credit information, data analytics and NPL servicing provider. Comparable to SYHO because its Credit Management segment manages Italian distressed credit portfolios and shares the same debtor/creditor ecosystem.
• Banca Etica: Italy's leading ethical bank, focused on responsible finance with explicit social and environmental mandates. Comparable to SYHO because it draws from the same ethical-investor capital base and serves overlapping impact-orientated customers in Italy.

Others

• Etica Sgr: Italian asset manager specializing in ESG and ethical investing funds, including real estate and social-impact strategies. Comparable as a likely institutional capital partner for SYHO's securitization vehicles, alongside Azimut.

Direct peers

• DoValue: One of Italy's largest NPL servicers, with significant activity in secured real estate NPLs and a publicly traded debt servicing platform. Directly comparable as an operator monetizing Italian distressed mortgage and secured loan portfolios.
• Illimity Bank: Italian challenger bank with a dedicated distressed-credit/NPL division that acquires and services non-performing corporate and real estate exposures. Both Illimity and SYHO sit at the intersection of Italian distressed real estate credit, securitization structures and institutional capital, making them the closest pure-play comparable in Italy.
• Prelios: Italian real estate servicer and NPL specialty platform servicing secured non-performing loans including distressed mortgages. Like SYHO, it works at the intersection of real estate valuation, creditor servicing and investor reporting.

Emerging players

• LocFin: Italian fintech operating in consumer credit and NPL/credit restructuring. Comparable as an emerging Italian player bringing digital and structured-finance approaches to non-performing and distressed receivables.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights6 records

Customer concentration

• LinkedInlinkedin.com/company/syho

Compliance4 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles1 record

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Save Your Home