Velletri · 51 m² · Apartment

Apartment at auction in Piazza Aurelio Mariani 10, Velletri, 51 m²

Piazza Aurelio Mariani 10, Velletri (Roma)

Photos published with the sale documents. The official notice prevails.

The appraisal report in brief

Occupancy and title
Single lot: the appraiser states that the flat is vacant and has been unused for years.
«L'appartamento risulta essere libero e inutilizzato da anni»
Quote from the report (Italian), page 5 ↗
Other
Single lot: the appraiser states that the flat is jointly owned by several parties, with different shares (half, a quarter and a quarter). The property is not divisible.
«sull'appartamento già descritto esiste la comunione come qui si specifica»
Quote from the report (Italian), page 9 ↗
Planning and land-registry discrepancies
Single lot: the appraiser states that the actual internal layout does not match the cadastral plan. In the kitchen and bathroom they are inverted.
«La distribuzione interna nello stato di fatto non è conforme alla planimetria catastale.»
Quote from the report (Italian), page 5 ↗
Regularisation costs
Single lot: the appraiser estimates the minimum cost of the procedures and works for cadastral compliance at €4,200.00 and deducts it from the value.
«necessarie per ottenere la conformità catastale, costo che si stima in minimo»
Quote from the report (Italian), page 7 ↗
State of repair
Single lot: the appraiser states that the building has no lift. Externally, the maintenance conditions are normal. The appraiser indicates that the flat needs renovation.
«L'edificio non è dotato di ascensore; esternamente si presenta in normali condizioni di manutenzione»
Quote from the report (Italian), page 8 ↗
Other
Single lot: the appraiser proposes assigning the asset to one party and indicates the cash balancing payments that should be paid to the other two shares.
«Detta proposta di assegnazione (ove fosse accettata) comporta questi conguagli»
Quote from the report (Italian), page 7 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 10 of 10. Summary of 5 November 2026. Open the report ↗

The lot

51 m² apartment in Velletri: base price €57,000 (€1,118/m²), vacant (as stated in the notice).

Type	Apartment
Surface area	51 m² (from the appraisal report)
Occupancy status	Vacant · from the notice
Deadline for offers	16/11/2026 at 23:59 · in 11 days
Auction date	17/11/2026 at 09:30
Minimum offer	€42,750
Deposit	10% of the price you offer
Minimum bid increment	€3,000
Type of sale	Court-ordered sale published on the Public Sales Portal (Court of Velletri)
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	R.G. 608/2018 · Court of Velletri
Viewings and information	Sale delegate and court-appointed custodian: Riccardo Guidaldi · 069630978 · rguidaldi@tiscali.it

Offers by Monday 16/11/2026 at 23:59; auction on Tuesday 17/11/2026.

Read the text of the notice

From the notice: Full ownership of the property (residential apartment).

If this sale also receives no bids, the judge can generally reduce the base price (prezzo base) by up to a quarter: at the next attempt it could start from about €42,750, with a minimum offer (offerta minima) of €32,062. 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.

How to take part

Online offer digitally signed via certified email (PEC) on the Public Sales Portal. Minimum offer €42,750.

Book the viewing through the Public Sales Portal (Portale Vendite Pubbliche, PVP), using the «Book viewing» button in the official listing: by law, requests must go through there (art. 560 c.p.c.). Court-appointed custodian (custode): Riccardo Guidaldi · 069630978. You can call the custodian with questions about the property. Read the attached appraisal report.
Prepare PEC, digital signature, ID document and the bank transfer for the deposit (10% of the price you offer, as the notice requires).
Submit the online bid on the Public Sales Portal by Monday 16/11/2026 at 23:59.
Auction on Tuesday 17/11/2026 at 09:30: if you are awarded the lot, pay the balance within the terms of the notice and then the transfer decree.

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.

Official documents

The documents remain on the servers of the seller: here you will only find the link.

Official listing on the Public Sales Portal (book a viewing)

Data source: court auction (official notice). Colpo d’Asta is a private service, not the official website of the sale: the official notice prevails. Report an error or request the removal of this listing.

Costs and conditions to factor in

The items below are the general rules for this type of sale: the exact figures are in the notice linked at the bottom.

Deposit: 10% of the price offered (as the notice requires), paid by bank transfer before the auction
Balance of the price within the deadline set by the notice (at most 120 days from the award)
Registration tax or VAT as in a standard sale; plus the share of the sale delegate's fee for the transfer and the costs of registering the transfer decree
No commission to pay to the court or the seller. If you choose our assisted service, the fee is separate and we will tell you in writing before we start

What you really need

Deposit: € 4,275 (10% of the minimum offer, as the notice requires) or € 5,700 if you offer the base price
Registration tax (imposta di registro): € 1,100 for a first home (prima casa) (2%, minimum €1,000) or € 3,948 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if a company is selling, VAT may apply: the notice says so. If you buy as a private individual and the sale is not subject to VAT, you can ask for the tax to be calculated on the cadastral value instead of the price: often much lower. Ask the sale delegate or the notary.
Share of the sale delegate's fee for the transfer (DM 227/2015), registration and change of ownership: approximately €1,000-€2,500
Indicative total budget starting from € 42,750: about €44,850-€49,198
Estimate starting from the minimum offer: monthly instalment of about €147 with a 70% mortgage (€29,925) over 25 years at 3.3%; about €14,925 in savings needed: the 30% not covered by the mortgage (the deposit paid is part of it and is deducted from the price), the registration tax and the fees
These are estimates based on the general rules, not a quote: the exact figure depends on the notice, your tax situation and the bank.

The investment figures

What it is worth on the market

As it is: €40,800 – €61,200

OMI values for standard homes, area “Central area”, first half of 2026, normal condition, × 51 m².

What the works cost

Works	€/m²	Total for 51 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€10,200 – €20,400
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€20,400 – €40,800
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€35,700 – €66,300

Sources: idealista.it, money.it, cosedicasa.com, varesenews.it. VAT on the works, designer fees and tax incentives excluded.

The potential margin

Scenario	Total cost	Resale	Margin
Resell as it isminimum offer €42,750 + taxes €3,948 + delegated professional €1,000 – €2,500	€47,698 – €49,198	€40,800 – €61,200OMI, normal condition	from −€8,398 to +€13,502

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.

For this area the Italian Revenue Agency does not publish the value of homes in excellent condition: the margin after the works cannot be estimated.

History of the lot

17 November 2026€57,000
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 €42,750, with a minimum offer from €32,063. This is the maximum reduction, not a forecast.

Where it is

If you rent it out

Starting rents estimated from rental contracts registered in 2025 in Velletri (133 homes on a 4+4 open-market contract, 6.1 €/m² a month on average). Change the numbers to run your own figures.

Monthly rent (€)Months without a tenant (% of the year)Flat-rate rental tax (%)Total cost: price, taxes, works (€)

Simulated net per year€2,798

Gross income €3,768 a year. Yield on the total cost: gross 6.1%, net 4.5%. 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.

The market here

Auctions in Velletri ↗

Area value: in OMI area B1 “Central area”, for standard homes in normal condition, the Italian Revenue Agency gives between €800 and €1,200 per m² of gross floor area. At the starting price it costs €1,118 per m², within the values of the area. For 51 m² the area range is worth between €40,800 and €61,200. Rents in the area: 4.5–6.5 €/m² a month.Italian Revenue Agency – OMI, values for the first half of 2026. These are average values for the area: they do not reflect actual condition, occupancy or unauthorised works, and at auction the price can rise above the starting price.
20,092 homes sold in the last 4 quarters (rest of the province, RM), 51% with a mortgage. In Q2 2026: +5% on a year earlier.Italian Revenue Agency – OMI, data up to Q2 2026.
Average declared income in Velletri: €22,743 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

Loan amount (€)Term (years)Assumed interest rate (%)

€231 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.

We call you back for free about this property

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.