Via Cercomano 14-15, Isola della Scala (Verona)
Photos published with the sale documents. The official notice prevails.
Lot 1: the properties are used by the remaining co-owners and granted free of charge; the 1/4 share of the judgment debtor is granted for free use. No lease contracts are on record.
«Tutti i beni oggetto di perizia risultano utilizzati e concessi a titolo gratuito ai restanti comproprietari o familiari.»
Lot 1: for sub. 1 the appraiser indicates non-conformities on the ground floor (window converted into a French door, chimney, a passage built outside the outline towards the bathroom) and on the first and second floors; the connection to the bathroom is not permitted on a paved, non-buildable area.
«l’ampliamento al piano terra per il posizionamento del disimpegno di collegamento al bagno non è ammesso su area pavimentata inedificabile»
Lot 1: for sub. 2 several discrepancies have emerged; the appraiser writes that a Scia regularisation (sanatoria) will need to be submitted for the division of the two units.
«Al fine di quanto appena descritto sarà necessario presentare una Scia in sanatoria per la divisione delle due unità»
Lot 1: the bathroom section has protection grade 7 (demolition without reconstruction) and, according to the appraiser, cannot be regularised and is subject to demolition.
«non potrà essere sanato ed è oggetto di demolizione per la presentazione di qualsiasi pratica edilizia»
Lot 1: restriction on use as a cowshed, created by private deed authenticated in favour of the Comune, which will remain the responsibility of the buyer.
«Vincolo destinazione d’uso stalla»
Lot 1: mortgages and attachments are registered (including a mortgage for tax collection), which the appraiser indicates are to be cancelled by the proceedings; a voluntary mortgage and a judicial mortgage are also to be cancelled.
«Vincoli ed oneri giuridici che saranno cancellati a cura e spese della procedura»
Lot 1: the autoclave serves all units, and the boiler in the attic room of sub. 1 serves flat sub. 3; the units cannot be divided from the point of view of the systems.
«all’interno del sub. 5, è collocata un’autoclave che serve tutte le porzioni di edificio residenziale»
Lot 1: sub. 5 is a building under construction, internally in a rough state and without systems.
«un edificio in corso di costruzione internamente allo stato grezzo e privo di impianti»
Lot 1: for sub. 1 the appraiser writes that the elevation changes are the result of a graphic error in the cadastral floor plan, but the non-compliant openings must be removed or restored because the property has protection grade 2.
«dovranno essere rimosse e/o ripristinate le aperture difformi»
Lot 1: the appraiser gives no amount; he writes only that regularisation requires retrospective building applications and demolitions, without quantification in the extracted text.
«Al fine di quanto appena descritto sarà necessario presentare una Scia in sanatoria»
Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 29 of 65: the rest of the report was not read. Summary of 5 November 2026. Open the report ↗
Flat of 159 m² in Isola della Scala: base price €600,000 (€3,774/m²), occupied (as the notice says).
| Type | Apartment |
|---|---|
| Surface area | 159 m² |
| Occupancy status | Occupied: who lives there and on what basis is set out in the appraisal report · from the notice |
| Deadline for offers | 01/12/2026 at 13:00 · in 26 days |
| Auction date | 02/12/2026 at 10:00 |
| Minimum offer | €450,000 |
| Deposit | 10% of the price you offer |
| Minimum bid increment | €5,000 |
| Type of sale | Court sale by the Court of Verona (Tribunale di Verona), with online tender on the notaries' portal (Notartel) |
| Sale method | Mixed: you can make higher bids online or in person before the sale delegate |
| Proceedings | R.G. 1467/2024 · Lot 1 · Court of Verona |
| Viewings and information | Sale delegate and court-appointed custodian: Lorenza Sboarina · 3484119504 · sboarina@maccarroneco.it |
Offers by Tuesday 01/12/2026 at 13:00; auction on Wednesday 02/12/2026.
From the notice: Full ownership of the 1/1 share of the property complex located within a rural courtyard called Corte Cercomano, consisting of: three residential dwellings, agricultural building used as stables / hayloft, building under construction and agricultural land of 15,064 m², currently uncultivated. Occupied by the co-owners / co-sharers; the attached agricultural portions are all used by an agricultural company, which carries on its business there.
If this sale also ends with no bids, the judge can normally reduce the base price (prezzo base) by up to a quarter: at the next attempt it could start from around €450,000, with a minimum offer (offerta minima) of €337,500. This is the maximum allowed by law (art. 591 c.p.c.), not a forecast: the reduction is decided by the judge and in the meantime the lot may be awarded to someone else.
You can bid online, with PEC and a digital signature, on the Public Sales Portal (Portale Vendite Pubbliche), or in a sealed envelope at the sale delegate's office: at the auction, bidding takes place in the room or remotely. Minimum offer €450,000.
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 a viewing)
Data source: Judicial auction (official notice). Colpo d’Asta is a private service, not the official sale website: the notice is authoritative. Report an error or request 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: €117,660 – €174,900
OMI values for standard homes, area “R1”, first half of 2026, normal condition, × 159 m².
| Works | €/m² | Total for 159 m² |
|---|---|---|
| LightPainting, minor repairs, sanitary ware and doors | €200 – €400 | €31,800 – €63,600 |
| MediumBathroom, kitchen, flooring and upgrading of the systems | €400 – €800 | €63,600 – €127,200 |
| FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls | €700 – €1,300 | €111,300 – €206,700 |
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 €450,000 + taxes €40,600 + delegated professional €1,000 – €2,500 | €491,600 – €493,100 | €117,660 – €174,900OMI, normal condition | −€375,440 – −€316,700 |
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.
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 €450,000, with a minimum offer from €337,500. 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 Isola della Scala (114 homes on a 4+4 open-market contract, 5.1 €/m² a month on average). Change the numbers to run your own figures.
Gross income €9,636 a year. Yield on the total cost: gross 1.5%, net 1.1%. 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.
€2,429 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.
Verona · Via Montorio 60
Storage room · 32 m²
€562/m²
Mortgage ≈ €73 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Monteforte d'Alpone · Via della Fontana 6
Property complex
Mortgage ≈ €1,255 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Villa Bartolomea · Via Pelacchi 6
Apartment · 136 m²
€375/m²
Mortgage ≈ €206 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Sommacampagna · Strada Comunale 81 Detta Sgaripola
Land
Mortgage ≈ €123 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
