Via delle Rose 6, Pieve Emanuele (Milano)
Photos published with the sale documents. The official notice prevails.
Single lot: the property is occupied by the debtor in foreclosure proceedings (procedura esecutiva), who lives there. No registered leases or loan-for-use contracts were found.
«Al sopralluogo occupato dalla debitrice esecutata»
Single lot: the appraiser writes that the property does not comply with building regulations. Discrepancies a) (bathroom doors below standard and a windowless bathroom without a bidet) cannot be regularised and must be removed through renovation.
«si rilevano le seguenti criticità»
Single lot: for discrepancies d), the appraiser indicates regularisation (sanatoria) via CILA with a penalty of about €1,000.00. Discrepancy b) (partition walls on the balcony) must be eliminated by removal.
«sanabili mediante una pratica di CILA a sanatoria, con il pagamento della sanzione di circa € 1.000,00»
Single lot: the cadastral sheet shows the same discrepancies and must be updated. The appraiser has taken the cost of this update into account in the price.
«la scheda catastale dovrà essere aggiornata»
Single lot: the overall state of conservation of the building is poor, with possible substantial work needed on the roofs and façades. The flat needs to be renovated.
«Lo stato di conservazione generale è cattivo»
Single lot: in the flat, the appraiser notes window frames in poor condition, interior doors damaged with leaves sometimes torn off, cracks in the ceramic floors, and darkening on the ceilings caused by condensation or incipient seepage.
«Condizioni generali del lotto di vendita: da ristrutturare»
Single lot: no certificates of conformity for the systems were presented during the inspection. The static suitability certificate (CIS) has not been prepared.
«Durante il sopralluogo peritale non sono stati esibiti certificati degli impianti»
Single lot: the base price (prezzo base) of €144,000.00 is calculated after deductions, including €30,000.00 for renovations and building adjustments, €4,000.00 for technical costs payable by the buyer, and €9,690.00 for the 5% for defects.
«Deprezzamento derivante da interventi di ristrutturazione sostanziali e di adeguamento edilizio»
Single lot: the appraiser estimates a reduction of €6,000.00 for unpaid condominium charges that may fall on the successful bidder (aggiudicatario), calculated over the last two years.
«Riduzione del valore per spese condominiali insolute che potranno gravare sull'aggiudicatario»
Single lot: the appraiser warns that administrative or civil irregularities that have not been investigated in depth and cannot be asserted against the proceedings are included in the flat-rate 5% deduction.
«non saranno opponibili alla procedura, in quanto ricomprese nella detrazione del 5% a forfait»
Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 13 of 13. Summary of 5 November 2026. Open the report ↗
Apartment of 114 m² in Pieve Emanuele: base price €144,000 (€1,263/m²), occupied by the debtor (as the notice states).
| Type | Apartment |
|---|---|
| Surface area | 114 m² |
| Occupancy status | Occupied by the debtor (vacated after the transfer decree) · from the notice |
| Deadline for offers | 24/11/2026 at 13:00 · in 19 days |
| Auction date | 25/11/2026 at 15:00 |
| Minimum offer | €108,000 |
| Deposit | 10% of the price you offer |
| Minimum bid increment | €2,500 |
| Type of sale | Court sale published on the Public Sales Portal (Court of Milan) |
| Sale method | Online asynchronous auction: offers and bids online over a number of days, without being present |
| Proceedings | R.G.E. 917/2024 · Court of Milan |
| Viewings and information | Sale delegate and court-appointed custodian: Giovanni Antonio Santoro · 0255192111 · visioneimmobili@gmail.com |
Offers due by Tuesday 24/11/2026 at 13:00; auction on Wednesday 25/11/2026.
From the notice: Full freehold ownership of an apartment on floor 9 (P.9), with entrance hall, living room, hallway, kitchen, 2 bedrooms, 2 bathrooms, 2 storage rooms and 3 balconies.
If this sale also receives no bids (asta deserta), as a rule the judge may reduce the base price (prezzo base) by up to a quarter: at the next attempt it could start from around €108,000, with a minimum offer (offerta minima) of €81,000. This is the maximum allowed by law (art. 591 c.p.c.), not a forecast: the judge decides on the reduction, and in the meantime the lot may be awarded to someone else.
Online offer digitally signed and sent by certified email (PEC) on the Public Sales Portal (Portale Vendite Pubbliche). Minimum offer (offerta minima) €108,000.
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.
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 notice prevails. Report an error or request removal of this listing.
The items below are the general rules for this type of sale: the exact figures are in the notice linked at the bottom.
As it is: €125,400 – €165,300
OMI values for economy homes, area “Pieve Emanuele”, first half of 2026, normal condition, × 114 m².
After a full renovation: €171,000 – €210,900
OMI values for the same area, excellent condition, × 114 m².
| Works | €/m² | Total for 114 m² |
|---|---|---|
| LightPainting, minor repairs, sanitary ware and doors | €200 – €400 | €22,800 – €45,600 |
| MediumBathroom, kitchen, flooring and upgrading of the systems | €400 – €800 | €45,600 – €91,200 |
| FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls | €700 – €1,300 | €79,800 – €148,200 |
Sources: idealista.it, money.it, cosedicasa.com, varesenews.it. VAT on the works, designer fees and tax incentives excluded.
| Scenario | Total cost | Resale | Margin |
|---|---|---|---|
| Resell as it isminimum offer €108,000 + taxes €9,820 + delegated professional €1,000 – €2,500 | €118,820 – €120,320 | €125,400 – €165,300OMI, normal condition | +€5,080 – +€46,480 |
| Fully renovate and resellminimum offer €108,000 + taxes €9,820 + delegated professional €1,000 – €2,500 + works €79,800 – €148,200 | €198,620 – €268,520 | €171,000 – €210,900OMI, excellent condition | from −€97,520 to +€12,280 |
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.
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 €108,000, with a minimum offer from €81,000. This is the maximum reduction, not a forecast.
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Position taken from the address in the notice: it may be approximate. © OpenStreetMap contributors, open the map.
Starting rents estimated from rental contracts registered in 2025 in Pieve Emanuele (84 homes on a 4+4 open-market contract, 9.9 €/m² a month on average). Change the numbers to run your own figures.
Gross income €13,500 a year. Yield on the total cost: gross 8.6%, net 6.4%. 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.
€583 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.
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.
Grezzago · Via Lazio 1
Apartment · 71.5 m²
€1,287/m²
Mortgage ≈ €372 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Corsico · Via Fiume Angolo Via Monti
Apartment · 115 m²
€2,417/m²
Mortgage ≈ €1,125 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Milan · Via Lattanzio 68
Apartment · 157 m²
€6,166/m²
Mortgage ≈ €3,918 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Milan · Via Marocchetti 7
Apartment · 77 m²
€3,195/m²
Mortgage ≈ €996 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
