Formello · 221 m² · Apartment

Apartment at auction in Via degli Orti 5, Formello, 221 m²

Via degli Orti 5, Formello (Roma)

The photos are in the official noticeOpen the notice ↗

The lot

221 m² apartment in Formello: base price €225,000 (€1,018/m²), occupied by the debtor (as the notice states).

Type	Apartment
Surface area	221 m² cadastral area (from the notice)
Occupancy status	Occupied by the debtor (vacated after the transfer decree) · from the notice
Deadline for offers	23/11/2026 at 23:59 · in 18 days
Auction date	24/11/2026 at 10:00
Minimum offer	€168,750
Deposit	10% of the price you offer
Minimum bid increment	€9,000
Type of sale	Court-ordered sale published on the Public Sales Portal (Court of Tivoli)
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	R.G.E. 43/2025 · Court of Tivoli
Viewings and information	Sale delegate: Paola Tafani · 3382599978 · paolatafani@yahoo.it
Viewings and information	Custodian: IVG di Roma SRL · 0689569801 · pvp@visiteivgroma.it

Offers by Monday 23/11/2026 at 23:59; auction Tuesday 24/11/2026.

Read the text of the notice

From the notice: Apartment on the basement floor of a residential building spread over two levels, a ground floor and a basement. The unit internally comprises four bedrooms, two bathrooms, two large living rooms and a kitchen of considerable size, with a functional layout of the rooms suited to residential use. There is an amnesty application (condono) not yet resolved, as better indicated in the appraisal report (perizia).

If this auction also receives no bids (asta deserta), the judge can generally reduce the base price by up to a quarter: at the next attempt it could start from about €168,750, with a minimum offer (offerta minima) of €126,562. 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 and sent via PEC (certified email) on the Public Sales Portal. Minimum offer €168,750.

Book the viewing through the Public Sales Portal, using the «Book viewing» button on the official listing: by law, requests must go through there (art. 560 c.p.c.). Custodian: IVG di Roma SRL · 0689569801. You can call the custodian with questions about the property. The appraisal report (perizia) is not among the Portal's attachments: ask the sale delegate or the custodian for it; it is free of charge.
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 Monday 23/11/2026 at 23:59.
Auction on Tuesday 24/11/2026 at 10:00: if you win the lot, balance within the terms of the notice and then the transfer decree.

The appraisal report is not published with the notice: before bidding, ask the sale delegate or the custodian for it (it is free of charge), or find it on the publicity websites listed in the official listing.

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)

Data source: judicial auction (official notice). Colpo d’Asta is a private service, not the official website of the sale: the official notice is what counts. 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
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): €16,875 (10% of the minimum offer, as the notice requires) or €22,500 if you offer the base price
Registration tax (imposta di registro): €3,475 if first home (prima casa) (2%, minimum €1,000) or €15,288 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 €168,750: about €173,225-€186,538
Estimate starting from the minimum offer (offerta minima): monthly instalment of about €579 with a 70% mortgage (€118,125) over 25 years at 3.3%; you need about €55,100 in savings: the 30% not covered by the mortgage (the deposit (cauzione) paid is part of this and is deducted from the price), the 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: €364,650 – €541,450

OMI values for standard homes, area “Le Rughe - Massaruccio - Le Nocette - Praticello - La Selviata”, first half of 2026, normal condition, × 221 m².

What the works cost

Works	€/m²	Total for 221 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€44,200 – €88,400
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€88,400 – €176,800
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€154,700 – €287,300

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 €168,750 + taxes €15,288 + delegated professional €1,000 – €2,500	€185,038 – €186,538	€364,650 – €541,450OMI, normal condition	+€178,112 – +€356,412

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

24 November 2026€225,000
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 €168,750, with a minimum offer from €126,563. 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 Formello (49 homes on a 4+4 open-market contract, 8.2 €/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€16,103

Gross income €21,684 a year. Yield on the total cost: gross 8.8%, net 6.6%. 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

Auctions in Formello ↗

Area value: in OMI area D1 “Le Rughe - Massaruccio - Le Nocette - Praticello - La Selviata” (outlying), for standard homes in normal condition, the Italian Revenue Agency gives between €1,650 and €2,450 per m² of gross floor area. At the starting price it costs €1,018 per m²: 38% below the minimum of the area. For 221 m² the area range is worth between €364,650 and €541,450. Rents in the area: 7–9.8 €/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 Formello: €31,025 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€911 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.