Cascina San Giovanni, Giussano (Monza e della Brianza)
Photos published with the sale documents. The official notice prevails.
Lot 1: the property is used by one of the two debtors, who, although residing elsewhere, has kept their residence there.
«l'immobile oggetto di pignoramento risultava nella disponibilità di uno dei due debitori»
Lot 1: the appraiser writes that the flat is non-compliant and not fully regularisable in its current state; the remaining discrepancies will need to be regularised with an SCIA retrospective filing.
«L'appartamento risulta non conforme e non pienamente regolarizzabile nello stato di fatto in cui»
Lot 1: the cadastral floor plan does not fully reflect the current state; the unit is non-compliant but can be regularised for cadastral purposes through the DOCFA procedure.
«La planimetria catastale NON rispecchia pienamente lo stato di fatto rilevato in loco.»
Lot 1: two unauthorised skylights have been opened in the roof, and the attic has heights that differ from those in the building permits.
«sono stati aperti in copertura 2 lucernari NON autorizzati.»
Lot 1: the appraiser notes that the entire building section must be checked and certified from a structural point of view, due to structural alterations carried out without authorisation.
«Considerati lo stato dei luoghi e le modifiche strutturali apportate senza autorizzazione»
Lot 1: the appraiser estimates only the technical costs of building regularisation at around €4,000 plus ancillary charges, plus a fine of €1,032; the costs of hygiene and sanitation upgrades are excluded.
«Si stima che i soli costi tecnici per la regolarizzazione urbanistico-edilizia delle difformità su»
Lot 1: the general state of use and maintenance is generally mediocre, with widespread water infiltration in the walls; works will be needed to deal with rainwater and for remediation.
«Lo stato d'uso e manutenzione dell'unità in questione è generalmente mediocre»
Lot 1: in the attic, the wood of one of the three beams shows the typical appearance of woodworm damage; the structure must be checked and treated.
«ha l'aspetto tipico dell'azione di insetti xilofagi (tarli)»
Lot 1: the appraiser foresees replacing the heat generator in the short to medium term; the compliance of the heating system must be checked.
«Si prevede la sostituzione del generatore nel breve/medio termine.»
Lot 1: the appraiser notes that some issues may prevent the certificate of habitability being granted, including a bathroom under 4 m² and a bedroom where the R.A.I. requirements are not met.
«Alcune delle su elencate criticità possono ragionevolmente, essere considerate motivo ostativo»
Lot 1: the property is mortgaged with a voluntary mortgage registered in 2018 and a seizure transcribed in 2026; these are encumbrances that the proceedings will cancel.
«Ipoteca volontaria attiva, stipulata il 15/05/2018»
Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 21 of 21. Summary of 5 November 2026. Open the report ↗
105 m² apartment in Giussano: base price €84,000 (€800/m²), vacant (the notice says so).
| Type | Apartment |
|---|---|
| Surface area | 105 m² |
| Occupancy status | Vacant · from the notice |
| Deadline for offers | 18/11/2026 at 13:00 · in 12 days |
| Auction date | 20/11/2026 at 09:30 |
| Minimum offer | €63,000 |
| Deposit | 10% of the price you offer |
| Minimum bid increment | €1,000 |
| Type of sale | Court-ordered sale published on the Public Sales Portal (Court of Monza) |
| Sale method | Synchronous online auction: live online bidding at a fixed time |
| Proceedings | R.G.E. 500/2025 · Lot 01 · Court of Monza |
| Viewings and information | Sale delegate and court-appointed custodian: Silvia Guelpa · 0362327055 · info@studioguelpa.it |
Offers by Wednesday 18/11/2026 at 13:00; auction on Friday 20/11/2026.
From the notice: Portion of a terra-tetto farmhouse (cascina) consisting, on the ground floor, of a living/kitchen area with a porch in front and, on the first floor, of a hallway, a bedroom and a bathroom, plus an accessory room not intended for permanent occupation.
If this sale also ends as an auction with no bids (asta deserta), the judge can normally reduce the base price (prezzo base) by up to a quarter: at the next attempt it could start from about €63,000, with a minimum offer (offerta minima) of €47,250. This is the maximum allowed by law (art. 591 c.p.c.), not a forecast: the judge decides the reduction, and in the meantime the lot may be awarded to someone else.
Online offer digitally signed and sent by certified email (PEC) via the Public Sales Portal. Minimum offer (offerta minima) €63,000.
The public appraisal report, with photos and the condition of the property, is free and is among the attachments to the notice: read it before making an offer.
The documents remain on the servers of the seller: here you will only find the link.
Official listing on the Public Sales Portal (book the viewing)
Source of the data: Judicial auction (official notice). Colpo d’Asta is a private service, not the official website of the sale: the notice is what counts. Report an error or request the removal of this listing.
The items below are the general rules for this type of sale: the exact figures are in the notice linked at the bottom.
As it is: €147,000 – €199,500
OMI values for standard homes, area “Robbiano, Birone, Paina”, first half of 2026, normal condition, × 105 m².
After a full renovation: €199,500 – €262,500
OMI values for the same area, excellent condition, × 105 m².
| Works | €/m² | Total for 105 m² |
|---|---|---|
| LightPainting, minor repairs, sanitary ware and doors | €200 – €400 | €21,000 – €42,000 |
| MediumBathroom, kitchen, flooring and upgrading of the systems | €400 – €800 | €42,000 – €84,000 |
| FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls | €700 – €1,300 | €73,500 – €136,500 |
Sources: idealista.it, money.it, cosedicasa.com, varesenews.it. VAT on the works, designer fees and tax incentives excluded.
| Scenario | Total cost | Resale | Margin |
|---|---|---|---|
| Resell as it isminimum offer €63,000 + taxes €5,770 + delegated professional €1,000 – €2,500 | €69,770 – €71,270 | €147,000 – €199,500OMI, normal condition | +€75,730 – +€129,730 |
| Fully renovate and resellminimum offer €63,000 + taxes €5,770 + delegated professional €1,000 – €2,500 + works €73,500 – €136,500 | €143,270 – €207,770 | €199,500 – €262,500OMI, excellent condition | from −€8,270 to +€119,230 |
Estimates based on local averages and typical costs, not an appraisal or a quote: the actual condition is stated in the appraisal report.
Excludes VAT on the works, designer, tax credits, sale costs (agency) and taxes on capital gains if you resell within 5 years.
This sale
If this sale gets no bidders, the judge can lower the starting price by up to a quarter (art. 591 of the Code of Civil Procedure): the next attempt could start from about €63,000, with a minimum offer from €47,250. This is the maximum reduction, not a forecast.
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Position taken from the address in the notice: it may be approximate. © OpenStreetMap contributors, open the map.
Starting rents estimated from rental contracts registered in 2025 in Giussano (152 homes on a 4+4 open-market contract, 7.6 €/m² a month on average). Change the numbers to run your own figures.
Gross income €9,624 a year. Yield on the total cost: gross 10.5%, net 7.8%. The net figure deducts the months without a tenant and the flat-rate tax, before IMU property tax, condominium fees, maintenance and utilities.
Rents: Italian Revenue Agency – OMI, registered contracts. Total cost, vacancy, occupancy and fee are Colpo d’Asta estimates. A simulation, not a promise of return nor tax advice.
€340 a month
Starting point: a mortgage of 80% of the starting price, 25 years, at the average rate of new mortgages in Italy (3.6%, ECB 2026-09). French amortisation at a fixed rate, fees and insurance excluded. Your bank sets the real rate: this is not a credit offer.
An agent reads the notice and the appraisal with you and explains the steps to take part. No commitment: any professional services and their costs are agreed beforehand.
The official notice of sale prevails.
Cesano Maderno · Via San Giovanni Evangelista 14
Apartment · 37 m²
€1,000/m²
Mortgage ≈ €150 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Monza · Via Tommaseo 5
Apartment · 118 m²
€1,229/m²
Mortgage ≈ €587 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Monza · Via Vittorio Alfieri 7
Apartment · 124 m²
€2,235/m²
Mortgage ≈ €1,122 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Monza · Via San Rocco 10
Apartment · 53 m²
€1,308/m²
Mortgage ≈ €281 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
