Basiano · 109 m² · Apartment

Flat at auction in Via Alessandro Manzoni 7, Basiano, 109 m²

Via Alessandro Manzoni 7, Basiano (Milano)

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

The lot

109 m² flat in Basiano: base price €58,856 (€540/m²), occupied by the debtor (the notice says so).

Type	Apartment
Surface area	109 m²
Occupancy status	Occupied by the debtor (vacated after the transfer decree) · from the notice
Auction round	4°
Deadline for offers	01/12/2026 at 13:00 · in 26 days
Auction date	02/12/2026 at 15:00
Minimum offer	€44,142
Deposit	10% of the price you offer
Minimum bid increment	€1,000
Type of sale	Court sale published on the Public Sales Portal (Court of Milan)
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	R.G.E. 168/2025 · Court of Milan
Viewings and information	Sale delegate: Simona Romeo · 0287046197 · avvsimonaromeo@gmail.com

Offers due by Tuesday 01/12/2026 at 13:00; auction on Wednesday 02/12/2026; 4th auction round.

This is not the first sale attempt: the previous attempts ended with no bids and the base price usually falls with each attempt (by how much is stated in the notice).

Read the text of the notice

From the notice: FLAT IN Basiano, Via Alessandro Manzoni, No. 7, on the ground floor, first floor and attic, with a commercial floor area of 109 m².

How to take part

Online offer digitally signed and submitted by certified email (PEC) through the Public Sales Portal. Minimum offer (offerta minima): €44,142.

Book the 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.). For questions about the property, the contact is the sale delegate (delegato alla vendita): Simona Romeo · 0287046197. 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 telematic offer on the Public Sales Portal by Tuesday 01/12/2026 at 13:00.
Auction on Wednesday 02/12/2026 at 15:00: if you are awarded the lot, payment 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 the viewing)

Data source: court 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 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
Occupied by the debtor: the court-appointed custodian handles the vacating on the judge's order; allow a few months before you can move in

What you really need

Deposit (cauzione): €4,414 (10% of the minimum offer, as the notice requires) or €5,886 if you offer the base price
Registration tax (imposta di registro): €1,100 if it is your first home (prima casa) (2%, minimum €1,000) or €4,073 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 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 €44,142: approximately €46,242-€50,715
Estimate starting from the minimum offer (offerta minima): monthly instalment of about €151 with a 70% mortgage (€30,899) over 25 years at 3.3%; you need about €15,343 in savings: the 30% not covered by the mortgage (the deposit (cauzione) you 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: €130,800 – €174,400

OMI values for abitazioni civili, area “Intero Centro Urbano”, first half of 2026, normal condition, × 109 m².

After a full renovation: €179,850 – €223,450

OMI values for the same area, excellent condition, × 109 m².

What the works cost

Works	€/m²	Total for 109 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€21,800 – €43,600
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€43,600 – €87,200
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€76,300 – €141,700

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 €44,142 + taxes €4,073 + delegated professional €1,000 – €2,500	€49,215 – €50,715	€130,800 – €174,400OMI, normal condition	+€80,085 – +€125,185
Fully renovate and resellminimum offer €44,142 + taxes €4,073 + delegated professional €1,000 – €2,500 + works €76,300 – €141,700	€125,515 – €192,415	€179,850 – €223,450OMI, excellent condition	from −€12,565 to +€97,935

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.

History of the lot

22 July 2026€72,320
Outcome not published
2 December 2026€58,856
This sale · 19% 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 €44,142, with a minimum offer from €33,107. 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 Basiano (18 homes on a 4+4 open-market contract, 7 €/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€6,826

Gross income €9,192 a year. Yield on the total cost: gross 14.3%, net 10.6%. 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

Area value: in OMI area B1 “Intero Centro Urbano” (centrale), for abitazioni civili in normale condition, the Italian Revenue Agency gives between €1,200 and €1,600 per m² of lorda floor area. At the starting price it costs €540 per m²: 55% below the minimum of the area. For 109 m² the area range is worth between €130,800 and €174,400. Rents in the area: 5.8–6.7 €/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.
43,571 homes sold in the last 4 quarters (rest of the province, MI), 61% with a mortgage. In Q2 2026: −1% on a year earlier.Italian Revenue Agency – OMI, data up to Q2 2026.
Average declared income in Basiano: €27,997 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€238 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.