Condoscape, The Architecture of Speculative Tourism in Jesolo

The condominium stands as a defining element in the expansion of Italian urban residential landscapes over the past century, especially in the post-war era. This research explores its dual character: as both a pragmatic housing solution or vehicle for economic speculation and architectural medium. While modern architecture is often celebrated for its rupture with tradition, the condominium’s development follows a more subdued, market-driven path, shaped by regulatory frameworks and mid-level professionals rather than by avant-garde pioneers. This ambiguous position—between architectural marginality and urban centrality—makes it a compelling subject for critical analysis. Tourist condominiums, in particular, represent an extreme condition in which architectural form and economic substance strongly resonate. The case of Jesolo, a coastal town on the Adriatic Sea, serves as the core of the inquiry. Once a modest beach resort, Jesolo has evolved into a dense tourist city shaped by speculative development and high-profile architectural interventions. Through this lens, the research unpacks the relationship between architecture, tourism, and real estate, showing how condominiums function as infrastructural and symbolic components of mass tourism. The dissertation unfolds in three parts: a theoretical and historical exploration of the condominium; an in-depth case study of Jesolo’s urban trajectory, including key figures such as Kenzo Tange and Richard Meier; and finally a broader territorial analysis that reflects on the architectural implications of this development. It incorporates interviews with architects, developers, and local officials, and engages with international comparisons to contextualize Jesolo within global urban trends. Ultimately, this study positions the condominium not as a building type but as a socio-legal construct that through architecture mediates between capital, culture, and urban form. Jesolo’s evolution reveals the complexities of architecture in a globalised tourism economy, and its capacity to both reflect and reshape the territories it occupies.