Colleferro · 111.7 m² · Apartment

Apartment at auction in Via Cristoforo Colombo 39, Colleferro, 111 m²

Via Cristoforo Colombo 39, Colleferro (Roma)

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

The appraisal report in brief

Occupancy and title
Single lot: the property is recorded as occupied by Mr Omissis in the capacity of provisional purchaser. There is a preliminary sale contract dated 19/04/2018, which the appraiser considers not enforceable against the proceedings.
«L'immobile risulta essere occupato dal Sig. **** Omissis **** in qualità di provvisorio acquirente.»
Quote from the report (Italian), page 7 ↗
Occupancy and title
Single lot: for the property there is a preliminary sale contract (compromesso) dated 19/04/2018. The appraiser writes that the title is not enforceable against the proceedings.
«il sottoscritto ritiene che il titolo non sia opponibile alla procedura»
Quote from the report (Italian), page 9 ↗
Planning and land-registry discrepancies
Single lot: there is no cadastral match. The current state of the premises does not correspond to the deeds, and the appraiser writes that a new DOCFA will be needed.
«Lo stato dei luoghi non risulta essere corrispondente a quanto in atti»
Quote from the report (Italian), page 5 ↗
Unauthorised building works
Single lot: at the inspection a different layout of the internal spaces was seen. No permit for these works was found in the offices, so the appraiser writes that a regularisation with a CILA is needed.
«non è stata rinvenuta alcuna pratica edilizia riferito ai lavori citati»
Quote from the report (Italian), page 9 ↗
Other
Single lot: an external area used as a car park, not fenced, appears to fall within parcel 1988, which is not part of the attachment.
«tale particella risulterebbe ricadere all'interno della particella 1988 non facente parte del pignoramento»
Quote from the report (Italian), page 5 ↗
Other
Single lot: mortgages are registered on the property, including a voluntary one of €160,000.00 as security for a mortgage loan and a judicial one of €14,000.00.
«IPOTECA VOLONTARIA derivante da CONCESSIONE A GARANZIA DI MUTUO»
Quote from the report (Italian), page 7 ↗
Regularisation costs
Single lot: the appraiser deducts from the value technical fees for the CILA regularisation of €1,500.00, a CILA penalty of €1,000.00, DOCFA of €450.00 and DOCFA payment of €50.00.
«Spese tecniche per CILA in sanatoria»
Quote from the report (Italian), page 10 ↗
State of repair
Single lot: the appraiser writes that the flat has a mediocre state of the external finishes, while elsewhere it indicates an excellent state of preservation.
«L'appartamento presenta un mediocre stato di conservazione delle finiture esterne.»
Quote from the report (Italian), page 6 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 14 of 14. Summary of 5 November 2026. Open the report ↗

The lot

Apartment of 111 m² in Colleferro: base price €120,000 (€1,074/m²), occupied without title (as the notice states).

Type	Apartment
Surface area	112 m² (from the appraisal report)
Occupancy status	Occupied without title (the court-appointed custodian frees it after the award) · from the notice
Deadline for offers	25/11/2026 at 23:59 · in 20 days
Auction date	26/11/2026 at 10:00
Minimum offer	€90,000
Deposit	at least 10% of the price you offer: the exact percentage is in the notice
Minimum bid increment	€6,000
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. 240/2017 · Court of Velletri
Viewings and information	Sale delegate: Daniela Segnalini · 0693020074 · studio.segnalini@gmail.com
Viewings and information	Custodian: IVG di Roma SRL · 0689569801 · pvp@visiteivgroma.it

Offers due by Wednesday 25/11/2026 at 23:59; auction on Thursday 26/11/2026.

Read the text of the notice

From the notice: apartment located in Colleferro (RM) - Via Cristoforo Colombo, 39, unit 4, ground floor, consisting of three rooms and accessories with an attached exclusive-use courtyard. The property is compliant with Law No. 47/1985. The building predates 01/09/1967. The property is occupied by third parties without title; vacating in progress.

If this sale also receives no bids, as a rule the judge can reduce the base price (prezzo base) by up to a quarter: at the next attempt it could start from about €90,000, with a minimum offer (offerta minima) of €67,500. 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 others.

How to take part

Online offer digitally signed via PEC on the Public Sales Portal (Portale delle Vendite Pubbliche, PVP). Minimum offer €90,000.

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, document and the bank transfer for the deposit (cauzione) (the percentage is in the notice, often 10%).
Submit the online offer on the Public Sales Portal by Wednesday 25/11/2026 at 23:59.
Auction on Thursday 26/11/2026 at 10:00: if you are awarded the lot, pay the balance within the deadlines in the notice, and then the transfer decree (decreto di trasferimento) follows.

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)

Source of data: court auction (official notice). Colpo d’Asta is a private service, not the official website of the sale: the official notice prevails. 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 paid by bank transfer before the auction: the percentage is set by the notice (often 10%, sometimes 20%), so check it before paying
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: the notice sets the percentage (often 10%, sometimes 20%): check it before making the bank transfer
Registration tax (imposta di registro): €1,900 if first home (prima casa) (2%, minimum €1,000) or €8,200 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 states this. 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 €90,000: approx. €92,900–€100,700
Estimate starting from the minimum offer (offerta minima): monthly instalment of about €309 with a mortgage at 70% (€63,000) over 25 years at 3.3%; about €29,900 in savings are needed: the 30% not covered by the mortgage (the deposit (cauzione) paid is part of it and is deducted from the price), the tax and the fees; estimate with deposit at 10%
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: €122,870 – €184,305

OMI values for standard homes, area “Centro Urbano (Piazza Italia)”, first half of 2026, normal condition, × 112 m².

What the works cost

Works	€/m²	Total for 112 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€22,340 – €44,680
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€44,680 – €89,360
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€78,190 – €145,210

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 €90,000 + taxes €8,200 + delegated professional €1,000 – €2,500	€99,200 – €100,700	€122,870 – €184,305OMI, normal condition	+€22,170 – +€85,105

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

26 November 2026€120,000
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 €90,000, with a minimum offer from €67,500. 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 Colleferro (54 homes on a 4+4 open-market contract, 5.7 €/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€5,676

Gross income €7,644 a year. Yield on the total cost: gross 5.8%, net 4.3%. 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 Colleferro ↗

Area value: in OMI area B1 “Centro Urbano (Piazza Italia)” (central), for standard homes in normal condition, the Italian Revenue Agency gives between €1,100 and €1,650 per m² of gross floor area. At the starting price it costs €1,074 per m²: 2% below the minimum of the area. For 111.7 m² the area range is worth between €122,870 and €184,305. Rents in the area: 5.5–8 €/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 Colleferro: €24,941 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€486 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.