Rome · 89 m² · Apartment

Apartment at auction in Via della Cingallegra 16, Rome, 89 m²

Via della Cingallegra 16, Roma

The photos are in the official noticeOpen the notice ↗

The appraisal report in brief

Occupancy and title
Single lot: the property is occupied «without title» by a niece of the debtor with a child a few months old, who, according to what has been reported, pays the mortgage instalments in exchange for the accommodation.
«L'immobile è attualmente occupato "senza titolo" da una nipote del debitore con un figlio di pochi mesi.»
Quote from the report (Italian), page 8 ↗
Unauthorised building works
Sole Lot: the appraiser writes that the building was constructed without the required permits, later regularised with an amnesty building permit (concessione in sanatoria) of 2 March 1998.
«La costruzione dell'edificio di cui l'appartamento fa parte è avvenuta in assenza delle prescritte autorizzazioni.»
Quote from the report (Italian), page 11 ↗
Systems (plumbing, electrical, heating)
Sole Lot: the systems are recent but self-built and lack certification of conformity; declarations of conformity for the electrical, heating and water systems are also missing.
«Gli impianti sono di recente fattura ma realizzati in autocostruzione e privi di certificazione di conformità.»
Quote from the report (Italian), page 8 ↗
State of repair
Single lot: on the small external terraces the appraiser finds a considerable slope towards the outside and believes attention is needed to assess a possible consolidation of the walking surface.
«Sulle terrazzine esterne, aggettanti circa 1 metro dal corpo di fabbrica dell'edificio, si riscontra una notevole pendenza in direzione esterna»
Quote from the report (Italian), page 8 ↗
Regularisation costs
Single lot: the appraiser applies to the estimated value a 10% reduction for undetected risks and a further 10% reduction for a possible consolidation of the terraces, arriving at €149,520.00.
«Indennità per eventule intervento di consolidamento statico delle terrazze di cui allo stato attuale si rileva consistente pendenza»
Quote from the report (Italian), page 13 ↗
Restrictions and easements
Single lot: the rotating parking space is mentioned in the provenance but is not included in the seized property description.
«Il posto auto però, anche se è menzionato nella provenienza non è nella consistenza pignorata.»
Quote from the report (Italian), page 8 ↗
Other
Single lot: the property is subject to a voluntary mortgage registered on 28 December 2010 in favour of Unicredit SPA, which is indicated as still present in the twenty-year certificate.
«Ipoteca volontaria iscritta nei registri immobiliari di Roma 1 in data 28 dicembre 2010»
Quote from the report (Italian), page 9 ↗
Unpaid condominium fees
Single lot: the appraiser indicates current condominium charges of about €25 a month for stair cleaning and lighting and about €50-70 a year for centralised water; no condominium constraints or charges are reported.
«le spese condominiali riguardano la pulizia delle scale e la luce il cui importo è intorno ad € 25 mensili.»
Quote from the report (Italian), page 12 ↗
State of repair
Single lot: the appraiser notes that the condominium needs to redo the fronts of the overhanging terraces, which have excessive slope and may need securing or consolidation, subject to a structural check.
«Si nota l'esigenza condominiale di provvedere al rifacimento dei frontalini dei terrazzi aggettanti»
Quote from the report (Italian), page 13 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 16 of 16. Summary of 5 November 2026. Open the report ↗

The lot

Apartment of 89 m² in Rome: base price €150,000 (€1,685/m²), occupied (as the notice states).

Type	Apartment
Surface area	89 m²
Occupancy status	Occupied: who lives there and on what basis is set out in the appraisal report · from the notice
Deadline for offers	17/12/2026 at 23:59 · in 42 days
Auction date	18/12/2026 at 14:00
Minimum offer	€112,500
Deposit	10% of the price you offer
Minimum bid increment	€5,000
Type of sale	Court-ordered sale published on the Public Sales Portal (Court of Rome)
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	R.G.E. 463/2024 · Court of Rome
Viewings and information	Sale delegate: Marco Forcella · 3356886496 · mforcella@notariato.it
Viewings and information	Custodian: IVG di Roma SRL · 0689569801 · pvp@visiteivgroma.it

Offers by Thursday 17/12/2026 at 23:59; auction on Friday 18/12/2026.

Read the text of the notice

From the notice: full ownership of a residential apartment in Rome, Via della Cingallegra no. 16, 2nd floor, interior 4, comprising three rooms and accessories; total surface area excluding uncovered areas 85 m².

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 €112,500, with a minimum offer (offerta minima) from €84,375. 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 offer digitally signed and sent by certified email (PEC) via the Public Sales Portal (Portale Vendite Pubbliche). Minimum offer €112,500.

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, ID document and the bank transfer for the deposit (10% of the price you offer, as the notice requires).
Submit your online offer on the Public Sales Portal by Thursday 17/12/2026 at 23:59.
Auction on Friday 18/12/2026 at 14:00: if you are awarded the lot, pay the balance within the notice's terms 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)

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

What you really need

Deposit (cauzione): €11,250 (10% of the minimum offer, as the notice requires) or €15,000 if you offer the base price
Registration tax (imposta di registro): €2,350 if first home (prima casa) (2%, minimum €1,000) or €10,225 in other cases (9%, minimum €1,000), already including €100 in mortgage and cadastral taxes; if a company is selling, VAT may apply: the notice says so. If you are buying 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 rather than on the price: it is often much less. Ask the sale delegate (delegato alla vendita) 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 €112,500: approximately €115,850-€125,225
Estimate based on the minimum offer: monthly instalment of about €386 with a 70% mortgage (€78,750) over 25 years at 3.3%; about €37,100 in savings needed: the 30% not covered by the mortgage (the deposit paid is part of it 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: €169,100 – €244,750

OMI values for standard homes, area “Torre Maura (Via Walter Tobagi)”, first half of 2026, normal condition, × 89 m².

What the works cost

Works	€/m²	Total for 89 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€17,800 – €35,600
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€35,600 – €71,200
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€62,300 – €115,700

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 €112,500 + taxes €10,225 + delegated professional €1,000 – €2,500	€123,725 – €125,225	€169,100 – €244,750OMI, normal condition	+€43,875 – +€121,025

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

18 December 2026€150,000
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 €112,500, with a minimum offer from €84,375. 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 Rome (10,818 homes on a 4+4 open-market contract, 13.5 €/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€10,720

Gross income €14,436 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 Rome ↗

Area value: in OMI area E3 “Torre Maura (Via Walter Tobagi)” (suburban), for standard homes in normal condition, the Italian Revenue Agency gives between €1,900 and €2,750 per m² of gross floor area. At the starting price it costs €1,685 per m²: 11% below the minimum of the area. For 89 m² the area range is worth between €169,100 and €244,750. Rents in the area: 8.5–12 €/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.
35,743 homes sold in the last 4 quarters (provincial capital, RM), 60% with a mortgage. In Q2 2026: 0% on a year earlier.Italian Revenue Agency – OMI, data up to Q2 2026.
Average declared income in Rome: €32,501 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€607 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.