Rome · 76 m² · Apartment

Apartment at auction in Piazza Mattei 10, Rome, 76 m²

Piazza Mattei 10, Roma

The photos are in the official noticeOpen the notice ↗

The appraisal report in brief

Unauthorised building works
Single lot: the three mezzanines are described by the appraiser as unauthorised building works (abuso edilizio) carried out without a permit, in complete breach of urban planning and building regulations.
«i vari soppalchi si configurano come macroscopici abusi edilizi posti in essere in totale»
Quote from the report (Italian), page 3 ↗
Planning and land-registry discrepancies
Single lot: the cadastral floor plan does not show the mezzanines present, so the current state of the premises conflicts with the urban planning rules in force.
«lo stato dei luoghi risulta realizzato in totale contrasto con le norme urbanistiche vigenti»
Quote from the report (Italian), page 6 ↗
Restrictions and easements
Single lot: the property is protected by archaeological, landscape and monumental constraints, and the appraiser writes that this makes any building regularisation practically unfeasible.
«rendendo pressoché inattuabile qualsiasi sanatoria edilizia»
Quote from the report (Italian), page 12 ↗
Planning and land-registry discrepancies
Single lot: according to the appraiser, works carried out without a permit cannot be covered by a regularisation permit (concessione in sanatoria).
«gli interventi realizzati senza titolo nell’appartamento in esame, non possono rientrare tra le opere per»
Quote from the report (Italian), page 12 ↗
Regularisation costs
Single lot: the appraiser quantifies the costs of the restoration procedure at around €5,141.24 plus VAT, specifying that these are indicative values.
«Importo medio totale circa € 5.141,24 + IVA»
Quote from the report (Italian), page 12 ↗
Regularisation costs
Single lot: the cost of restoring the original state of the premises, including demolition of the mezzanines, is estimated by the appraiser at €28,000.00.
«Importo totale del ripristino»
Quote from the report (Italian), page 14 ↗
Other
Single lot: the successful bidder must remove the unauthorised works and restore the original state, as ordered by the Ministry for Cultural Heritage.
«L’eventuale aggiudicatario sarà tenuto ad eliminare gli abusi edilizi e»
Quote from the report (Italian), page 16 ↗
Occupancy and title
Single lot: at the inspection, the unit was in the possession of the judgment debtor, who does not however live there.
«l’unità abitativa è risultata essere nel possesso della parte esecutata che non vi abita»
Quote from the report (Italian), page 9 ↗
Unpaid condominium fees
Single lot: a total condominium debt of €9,473.89 is owed by the judgment debtor, relating to the 2019 and 2020 financial years and to the safety works.
«risulta a carico della parte esecutata un debito complessivo pari ad € 9.473,89»
Quote from the report (Italian), page 14 ↗
Other
Single lot: the property is encumbered by a voluntary mortgage of €2,700,000.00 in favour of Banca Nazionale del Lavoro, in addition to three attachments (pignoramenti).
«per euro 2.700.000,00, in favore della Banca Nazionale del Lavoro S.p.A.»
Quote from the report (Italian), page 10 ↗
Other
Single lot: the flat can only be sold as a whole, as it cannot be subdivided or separated.
«L’appartamento può essere venduto esclusivamente per l’intero»
Quote from the report (Italian), page 14 ↗
Systems (plumbing, electrical, heating)
Single lot: neither the conformity certificates for the systems nor the energy performance certificate (APE) have been provided.
«Non sono state prodotte le certificazioni di conformità, né l’A.P.E..»
Quote from the report (Italian), page 9 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 17 of 17. Summary of 5 November 2026. Open the report ↗

The lot

Flat of 76 m² in Rome: base price €643,800 (€8,471/m²).

Type	Apartment
Surface area	76 m² cadastral (from the notice)
Occupancy status	not stated in the notice: it is in the appraisal report
Deadline for offers	01/12/2026 at 23:59 · in 26 days
Auction date	02/12/2026 at 14:00
Minimum offer	€482,850
Deposit	10% of the price you offer
Minimum bid increment	€10,000
Type of sale	Court-ordered sale published on the Public Sales Portal (Court of Rome)
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	R.G.E. 781/2019 · Court of Rome
Viewings and information	Sale delegate: Giovanni Berionne · 068083768 · berionne@bpnotai.it
Viewings and information	Custodian: IVG di Roma SRL · 0689569801 · pvp@visiteivgroma.it

Offers due by Tuesday 01/12/2026 at 23:59; auction on Wednesday 02/12/2026.

Read the text of the notice

From the notice: Full ownership of a residential property unit located in Rome, Piazza Mattei no. 10, staircase “C”, third floor, int. 11.

If this auction also gets no bids (asta deserta), the judge can generally cut the base price (prezzo base) by up to a quarter: at the next attempt it could start from around €482,850, with a minimum offer (offerta minima) of €362,138. This is the maximum allowed by law (art. 591 c.p.c.), not a forecast: the judge decides the cut and in the meantime the lot may be awarded to others.

How to take part

Online offer digitally signed via PEC on the Public Sales Portal (Portale Vendite Pubbliche). Minimum offer (offerta minima) €482,850.

Book the viewing via the Public Sales Portal, using the «Prenota visita» button on the official listing: by law, requests must go through there (art. 560 c.p.c.). Court-appointed custodian (custode): IVG di Roma SRL · 0689569801. 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 Tuesday 01/12/2026 at 23:59.
Auction on Wednesday 02/12/2026 at 14:00: if you are awarded the lot, pay the balance within the deadlines set by 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: court auction (official notice). Colpo d’Asta is a private service, not the official sale website: the notice is the reference. Report an error or request 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
Anyone occupying without title will be removed by the court-appointed custodian, and the timing should be factored in

What you really need

Deposit (cauzione): €48,285 (10% of the minimum offer, as the notice requires) or €64,380 if you offer the base price
Registration tax (imposta di registro): €9,757 if first home (prima casa) (2%, minimum €1,000) or €43,556 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 less. 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 €482,850: around €493,607–€528,906
Estimate starting from the minimum offer (offerta minima): monthly instalment of about €1,656 with a 70% mortgage (€337,995) over 25 years at 3.3%; you need about €155,612 in savings: the 30% not covered by the mortgage (the deposit paid, cauzione, 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: €410,400 – €608,000

OMI values for standard homes, area “Sant’Angelo-Campitelli (Via del Portico D’Ottavia)”, first half of 2026, normal condition, × 76 m².

What the works cost

Works	€/m²	Total for 76 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€15,200 – €30,400
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€30,400 – €60,800
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€53,200 – €98,800

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 €482,850 + taxes €43,556 + delegated professional €1,000 – €2,500	€527,406 – €528,906	€410,400 – €608,000OMI, normal condition	from −€118,506 to +€80,594

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

2 December 2026€643,800
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 €482,850, with a minimum offer from €362,138. 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 Rome (10,818 homes on a 4+4 open-market contract, 13.5 €/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€9,152

Gross income €12,324 a year. Yield on the total cost: gross 1.8%, net 1.3%. 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 Rome ↗

Area value: in OMI area B13 “Sant`Angelo-Campitelli (Via del Portico D`Ottavia)” (central), for standard homes in normal condition, the Italian Revenue Agency gives between €5,400 and €8,000 per m² of gross floor area. At the starting price it costs €8,471 per m²: 6% above the maximum of the area. For 76 m² the area range is worth between €410,400 and €608,000. Rents in the area: 17.3–25.5 €/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.
35,743 homes sold in the last 4 quarters (provincial capital, RM), 60% with a mortgage. In Q2 2026: 0% on a year earlier.Italian Revenue Agency – OMI, data up to Q2 2026.
Average declared income in Rome: €32,501 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€2,606 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.