Rocca di Papa · 70 m² · Apartment

Judicial auction apartment at Via della Portella 4, Rocca di Papa, 70 m²

Via della Portella 4, Rocca di Papa (Roma)

The photos are in the official noticeOpen the notice ↗

The appraisal report in brief

Occupancy and title
Single Lot: the property is occupied by third parties under a lease that is not binding on the purchaser, and the eviction action is in progress. The contract is a rent to buy (concessione del godimento con diritto di acquisto) dated 20/06/2020, with a monthly rent of €500.
«L'immobile risulta occupato da terzi con contratto di locazione non opponibile.»
Quote from the report (Italian), page 11 ↗
Occupancy and title
Single Lot: the occupants have a rent to buy contract with a confirmatory deposit, a copy of which is attached to the appraisal.
«la stessa è stata locata con contratto "rent to buy" o meglio di concessione con diritto di acquisto il 19 giugno 2020»
Quote from the report (Italian), page 9 ↗
Planning and land-registry discrepancies
Single Lot: the property does not conform to the deposited cadastral floor plan. Several discrepancies were found, including a different dimensioning of the building outline (sagoma), a different layout of openings and partitions, and the failure to show an existing mezzanine (soppalco).
«si asserisce che l'immobile non è conforme a quanto depositato»
Quote from the report (Italian), page 15 ↗
Planning and land-registry discrepancies
Single Lot: the appraiser indicates that regularisation is possible through a SCIA in sanatoria, followed by cadastral registration.
«La regolarizzazione delle opere appena elencate è possibile attraverso la presentazione di SCIA in sanatoria e conseguente accatastamento.»
Quote from the report (Italian), page 15 ↗
Unauthorised building works
Single Lot: it was not possible to find any building licence for the building, so the municipal technical office issued a declaration certifying the period in which it was built.
«non è stato possibile reperire nessuna licenza di costruzione dello stesso.»
Quote from the report (Italian), page 14 ↗
State of repair
Single Lot: the property does not allow healthy habitability, due to heavy biological infestation by mould. The appraiser considers necessary the securing of the area beneath the balcony brackets, the balcony itself having now been removed.
«Il bene attualmente non consente una salubre abitabilità per via delle condizioni in cui si trova»
Quote from the report (Italian), page 3 ↗
Systems (plumbing, electrical, heating)
Single Lot: the heating system does not work, because the gas and the boiler are missing, although radiators are present. The appraiser was unable to check whether it works.
«L'impianto termico è non esistente con la presenza di radiatori ma non si è potuta constatare la funzionalità»
Quote from the report (Italian), page 9 ↗
Regularisation costs
Single Lot: the appraiser foresees a reduction of about €5,000 from the appraised value for SCIA, fees, sanctions and cadastral registration. The appraised value of €89,600 falls to €84,600, which is the base price (prezzo base).
«Per la regolarizzazione delle opere difformi del fabbricato si prevede una decurtazione approssimativa di € 5000,00»
Quote from the report (Italian), page 19 ↗
Other
Single Lot: a voluntary mortgage registered on 30/04/2018 for €129,600 and the seizure order (pignoramento) transcribed on 19/09/2024 are charged on the property. They are indicated as formalities to be cancelled by the transfer decree (decreto di trasferimento).
«IPOTECA VOLONTARIA derivante da CONCESSIONE A GARANZIA DI MUTUO FONDIARIO»
Quote from the report (Italian), page 13 ↗
Restrictions and easements
Single Lot: the property is located in the Historic City and is subject to landscape and archaeological constraints with a related buffer zone, as it lies within the historic centre.
«su di esso insistono i vincoli paesaggistico, archeologico e la relativa fascia di rispetto»
Quote from the report (Italian), page 14 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 22 of 24: the rest of the report was not read. Summary of 5 November 2026. Open the report ↗

The lot

Apartment of 70 m² in Rocca di Papa: base price €60,000 (€857/m²), let (existing lease: check expiry and enforceability in the appraisal report).

Type	Apartment
Surface area	70 m²
Occupancy status	Leased (lease in place: check expiry; enforceability in the appraisal) · from the appraisal report
Deadline for offers	17/12/2026 at 23:59 · in 42 days
Auction date	18/12/2026 at 09:30
Minimum offer	€45,000
Deposit	10% of the price you offer
Minimum bid increment	€4,000
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. 348/2024 · Court of Velletri
Viewings and information	Sale delegate: Alessandro Novelli · 069323456 · a.novelli@studionovellisupino.it
Viewings and information	Court-appointed custodian: IVG Roma · 0683751500 · 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 an apartment on the ground floor, comprising entrance hall, living room, kitchen with storage room, hallway, two bedrooms, one with mezzanine, a bathroom and a terrace of approximately 13 m² of usable floor area.

How to take part

Online offer digitally signed and sent by PEC on the Public Sales Portal. Minimum offer (offerta minima): €45,000.

Book the viewing via the Public Sales Portal (Portale delle Vendite Pubbliche, PVP), using the «Book viewing» button on the official listing: by law, requests must go through there (art. 560 c.p.c.). Court-appointed custodian (custode): IVG Roma · 0683751500. 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 your online offer on the Public Sales Portal by Thursday 17/12/2026 at 23:59.
Auction on Friday 18/12/2026 at 09:30: if you are awarded the lot, pay the balance within the deadlines in the notice, after which the transfer decree is issued.

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)

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

What you really need

Deposit: €4,500 (10% of the minimum offer, as the notice requires) or €6,000 if you offer the base price
Registration tax (imposta di registro): €1,100 if first home (prima casa) (2%, minimum €1,000) or €4,150 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 rather than the price: this is often much lower. Ask the sale delegate or the notary.
With the value-based price (cadastral income €188.51) the tax would be about €1,100 for a first home / €2,238 for a second home, always including mortgage and cadastral taxes: ask the sale delegate.
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 €45,000: about €47,100–€51,650
Estimate starting from the minimum offer: monthly instalment of about €154 with a 70% mortgage (€31,500) over 25 years at 3.3%; about €15,600 of 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: €80,500 – €119,000

OMI values for standard homes, area “Zona Periferica - Campi di Annibale”, first half of 2026, normal condition, × 70 m².

What the works cost

Works	€/m²	Total for 70 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€14,000 – €28,000
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€28,000 – €56,000
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€49,000 – €91,000

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 €45,000 + taxes €4,150 + delegated professional €1,000 – €2,500	€50,150 – €51,650	€80,500 – €119,000OMI, normal condition	+€28,850 – +€68,850

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 June 2026€70,000
No bids (deserted)
18 December 2026€60,000
This sale · 14% lower than the previous attempt

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 €45,000, with a minimum offer from €33,750. 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 Rocca di Papa (38 homes on a 4+4 open-market contract, 6.4 €/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€3,983

Gross income €5,364 a year. Yield on the total cost: gross 8.2%, net 6.1%. 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.

The market here

Auctions in Rocca di Papa ↗

Area value: in OMI area D1 “Zona Periferica - Campi di Annibale” (outlying), for standard homes in normal condition, the Italian Revenue Agency gives between €1,150 and €1,700 per m² of gross floor area. At the starting price it costs €857 per m²: 25% below the minimum of the area. For 70 m² the area range is worth between €80,500 and €119,000. Rents in the area: 4.8–6.8 €/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 Rocca di Papa: €23,635 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€243 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.