Lariano · 194 m² · Apartment

Apartment at auction in Via Colle Fiorentino 16, Lariano, 194 m²

Via Colle Fiorentino 16, Lariano (Roma)

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

The appraisal report in brief

Unauthorised building works
Lot 2: the building in which the flat is located was built by the debtor before March 1985 without a building licence.
«questo è stato realizzato dall'Esecutato in proprio in data antecedente al marzo 1985 in assenza di licenza edilizia»
Quote from the report (Italian), page 16 ↗
Unauthorised building works
Lot 2: the regularisation (sanatoria) application submitted in 1995 is still being processed. The appraiser states that supplementary documentation is needed for the regularisation permit.
«Attualmente la pratica è ancora in corso di definizione»
Quote from the report (Italian), page 16 ↗
Unauthorised building works
Lot 2: neither a declaration of fitness for occupation has been provided, nor does one appear in the Municipality's records.
«Non è stata fornita nè risulta agli atti del comune la dichiarazione di agibilità.»
Quote from the report (Italian), page 16 ↗
Occupancy and title
Lot 2: the first-floor flat is occupied by the debtor, who lives there with his family. The appraiser does not state the title of occupation.
«l’appartamento al piano primo è attualmente occupato dall'Esecutato che vi risiede con la propria famiglia»
Quote from the report (Italian), page 19 ↗
Occupancy and title
Lot 2: the 54 m² storage room is in fact attached to the flat and is available to both occupants, who use it as a store.
«Il magazzino, invece, che di fatto è annesso all'appartamento al piano primo»
Quote from the report (Italian), page 19 ↗
Planning and land-registry discrepancies
Lot 2: the inspection found differences from the cadastral floor plans: a window in the storeroom with a connecting door to the staircase, an extra bathroom on the first floor and two balconies joined together. The appraiser considers them minor in nature and easily regularisable.
«Circostanze queste, di modesta natura, facilmente sanabili.»
Quote from the report (Italian), page 17 ↗
Regularisation costs
Lot 2: the appraiser takes into account in the valuation the cost of completing the regularisation application, but the text does not state a figure.
«la spesa da sostenere per il completamento della pratica di sanatoria allo stato in»
Quote from the report (Italian), page 22 ↗
Restrictions and easements
Lot 2: the appraiser writes that there are no constraints of any kind on the buildings and that there is no condominium at all.
«sui fabbricati sopra descritti non esistono vincoli di alcun tipo e non esiste alcun condominio»
Quote from the report (Italian), page 20 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 34 of 34. Summary of 5 November 2026. Open the report ↗

The lot

Apartment of 194 m² in Lariano: base price €82,500 (€425/m²), occupied (as stated in the appraisal report).

Type	Apartment
Surface area	194 m²
Occupancy status	Occupied: who lives there and on what basis is set out in the appraisal report · from the appraisal report
Deadline for offers	15/12/2026 at 23:59 · in 40 days
Auction date	16/12/2026 at 10:45
Minimum offer	€61,875
Deposit	10% of the price you offer
Minimum bid increment	€4,125
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. 850/2014 · Lot 2 · Court of Velletri
Viewings and information	Sale delegate and court-appointed custodian: Michela del Monaco · 0696498956 · avvmicheladelmonaco@gmail.com

Offers by Tuesday 15/12/2026 at 23:59; auction on Wednesday 16/12/2026.

Read the text of the notice

From the notice: Apartment on the first floor comprising living room, kitchen, hallway, three bedrooms, two bathrooms and balconies, with a fully fenced courtyard belonging to it, for shared use, and a storage room located on the ground floor.

If this sale also ends with no bids (asta deserta), the judge can, as a rule, reduce the base price by up to a quarter: at the next attempt it could start from about €61,875, with a minimum offer (offerta minima) of €46,406. 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.

How to take part

Online bid digitally signed via PEC on the Public Sales Portal. Minimum offer (offerta minima) €61,875.

Book the viewing through the Public Sales Portal, using the «Book viewing» button on the official listing: by law, requests must go through it (art. 560 c.p.c.). Court-appointed custodian (custode): Michela del Monaco · 0696498956. 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 offer on the Public Sales Portal by Tuesday 15/12/2026 at 23:59.
Auction on Wednesday 16/12/2026 at 10:45: 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)

Source of data: judicial auction (official notice). Colpo d’Asta is a private service, not the official website of the sale: the notice is the authoritative document. 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
Anyone occupying without title will be removed by the court-appointed custodian, and the timing should be factored in

What you really need

Deposit: €6,188 (10% of the minimum offer, as the notice requires) or €8,250 if you offer the base price
Registration tax: €1,338 if it is a first home (prima casa) (2%, minimum €1,000) or €5,669 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if a business is being sold, 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 €61,875: approximately €64,213-€70,044
Estimate starting from the minimum offer: monthly instalment of about €212 with a 70% mortgage (€43,312) over 25 years at 3.3%; about €20,900 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: €194,000 – €281,300

OMI values for standard homes, area “Outlying area”, first half of 2026, normal condition, × 194 m².

What the works cost

Works	€/m²	Total for 194 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€38,800 – €77,600
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€77,600 – €155,200
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€135,800 – €252,200

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 €61,875 + taxes €5,669 + delegated professional €1,000 – €2,500	€68,544 – €70,044	€194,000 – €281,300OMI, normal condition	+€123,956 – +€212,756

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

16 December 2026€82,500
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 €61,875, with a minimum offer from €46,406. 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 Lariano (29 homes on a 4+4 open-market contract, 5.8 €/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€9,945

Gross income €13,392 a year. Yield on the total cost: gross 14.9%, net 11%. 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 Lariano ↗

Area value: in OMI area D1 “Outlying area”, for standard homes in normal condition, the Italian Revenue Agency gives between €1,000 and €1,450 per m² of gross floor area. At the starting price it costs €425 per m²: 57% below the minimum of the area. For 194 m² the area range is worth between €194,000 and €281,300. Rents in the area: 3.8–5.5 €/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 Lariano: €21,365 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€334 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.