Velletri · 41 m² · Apartment

Apartment at auction in Piazza Cesare Battisti 45, Velletri, 41 m²

Piazza Cesare Battisti 45, Velletri (Roma)

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

The appraisal report in brief

Occupancy and title
Single lot: the appraiser writes that the property is vacant.
«L'immobile risulta libero»
Quote from the report (Italian), page 6 ↗
Planning and land-registry discrepancies
Single lot: the cadastral floor plan shows differences in graphic representation and in the use of the rooms, as the bedroom is shown as a kitchen.
«La planimetria catastale presenta delle difformità di rappresentazione grafica e di destinazione degli ambienti interni»
Quote from the report (Italian), page 5 ↗
Unauthorised building works
Single lot: there is no documentation on file at the Municipality relating to the current size and internal layout of the dwelling.
«Non esiste in atti del Comune documentazione relativa allo stato attuale di consistenza e di distribuzione interna dell'abitazione.»
Quote from the report (Italian), page 7 ↗
Systems (plumbing, electrical, heating)
Single lot: the water system has no supply and no connection meter, and the gas and electricity supplies are cut off.
«L'impianto idrico è alimentato da conduttura comunale ma è privo di utenza e di contatore di allaccio.»
Quote from the report (Italian), page 5 ↗
Systems (plumbing, electrical, heating)
Single lot: the heating system has no boiler booklet and no certificates.
«L'impianto di riscaldamento è privo di libretto caldaia e di certificazioni.»
Quote from the report (Italian), page 5 ↗
Unpaid condominium fees
Single lot: the appraiser reports condominium arrears of €3,261.04 for unpaid instalments.
«l'unità immobiliare di proprietà degli esecutati ha pendenze condominiali di euro 3.261,04 per mancato pagamento rate.»
Quote from the report (Italian), page 8 ↗
State of repair
Single lot: the appraiser indicates the general condition and the maintenance status as mediocre.
«Stato di manutenzione: mediocre»
Quote from the report (Italian), page 5 ↗
Other
Single lot: a mortgage for land financing registered in 2010 for €210,000.00, with principal of €105,000.00, is recorded and listed among the adverse encumbrances.
«Ipoteca Volontaria derivante da Mutuo Fondiario»
Quote from the report (Italian), page 6 ↗
Other
Single lot: the sale is made as seen and not by measurement, and the buyer is advised that the transfer cannot, by law, be challenged, as in a sale at the buyer's own risk and peril.
«Vendita effettuata a corpo e non a misura.»
Quote from the report (Italian), page 9 ↗
Other
Single lot: the property was partially destroyed by the war and rebuilt after 1945, and the appraiser notes that the area of the apartment is not included in the plan attached to the 1947 licence.
«Nel grafico allegato non è compresa la zona ove trova ubicazione l'appartamento oggetto di stima»
Quote from the report (Italian), page 7 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 11 of 11. Summary of 5 November 2026. Open the report ↗

The lot

Apartment of 41 m² in Velletri: base price €50,000 (€1,220/m²), vacant (the notice says so).

Type	Apartment
Surface area	41 m²
Occupancy status	Vacant · from the notice
Deadline for offers	16/12/2026 at 23:59 · in 41 days
Auction date	17/12/2026 at 11:00
Minimum offer	€37,500
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 Velletri)
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	R.G.E. 60/2025 · Court of Velletri
Viewings and information	Sale delegate and court-appointed custodian: Carlotta Scotti · 0694369818 · scotti.esecuzioni@gmail.com

Offers by Wednesday 16/12/2026 at 23:59; auction on Thursday 17/12/2026.

Read the text of the notice

From the notice: apartment located in the Comune di Velletri, Piazza Cesare Battisti no. 15 (cadastral no. 2), second floor, unit 10, comprising: entrance hall, living-dining room with kitchenette, bedroom and bathroom.

How to take part

Online offer digitally signed and sent by certified email (PEC) on the Public Sales Portal. Minimum offer (offerta minima): €37,500.

Book your viewing through the Public Sales Portal, using the «Prenota visita» button on the official listing: by law, requests must go through it (art. 560 c.p.c.). Custodian (custode): Carlotta Scotti · 0694369818. You can call the custodian with questions about the property. Read the attached appraisal report (perizia).
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 offer on the Public Sales Portal by Wednesday 16/12/2026 at 23:59.
Auction Thursday 17/12/2026 at 11:00: if you are the successful bidder for the lot, pay the balance within the deadlines in the notice and then the transfer decree (decreto di trasferimento).

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 the viewing)

Data source: judicial auction (official notice). Colpo d’Asta is a private service, not the official sale website: the official notice is what counts. 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: €3,750 (10% of the minimum offer, as the notice requires) or €5,000 if you offer the base price
Registration tax (imposta di registro): €1,100 if first home (prima casa) (2%, minimum €1,000) or €3,475 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if the seller is a business, 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 sale price: this is 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 €37,500: approximately €39,600–€43,475
Estimate starting from the minimum offer: monthly instalment of about €129 with a 70% mortgage (€26,250) over 25 years at 3.3%; you need about €13,350 in savings: the 30% not covered by the mortgage (the deposit paid is part of it and is deducted from the price), the registration tax and 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: €32,800 – €49,200

OMI values for standard homes, area “Central area”, first half of 2026, normal condition, × 41 m².

What the works cost

Works	€/m²	Total for 41 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€8,200 – €16,400
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€16,400 – €32,800
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€28,700 – €53,300

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 €37,500 + taxes €3,475 + delegated professional €1,000 – €2,500	€41,975 – €43,475	€32,800 – €49,200OMI, normal condition	from −€10,675 to +€7,225

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€350,000
Outcome not published
17 December 2026€50,000
This sale · 86% lower than the previous attempt

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 €37,500, with a minimum offer from €28,125. 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€2,246

Gross income €3,024 a year. Yield on the total cost: gross 5.5%, net 4.1%. 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 €1,220 per m²: 2% above the maximum of the area. For 41 m² the area range is worth between €32,800 and €49,200. 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 (%)

€202 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.