Via Fratelli Rosselli 39, Nettuno (Roma)
Photos published with the sale documents. The official notice prevails.
Single Lot: the property is occupied by a woman who declares she has been an occupant since 2019 without any real property right; the appraiser refers to mere de facto possession arising from a loan for use (comodato d'uso). The appraiser also specifies that the occupant must pay the remaining condominium charges.
«La sua presenza configura esclusivamente un mero possesso di fatto (detenzione/occupazione), originato dal»
Single Lot: the appraiser writes that the occupant declares willingness to pay an occupation indemnity to the proceedings, and that the CTU agrees it is appropriate to set a fair indemnity.
«l'occupante si è dichiarata disponibile a»
Single Lot: the appraiser writes that the property does not appear to comply with Law no. 47/1985 and does not appear to be agibile, although elsewhere it states that the floor plan corresponds to the current state of the premises.
«L'immobile non risulta regolare per la legge n° 47/1985.»
Single Lot: for the building the Municipality has not issued any document relating to habitability, now called agibilità.
«l'amministrazione comunale non ha rilasciato nessun tipo di atto autorizzativo riconducibile alla certificazione di abitabilità»
Single Lot: for improvement works or extensions the property is subject to the Ministry's preliminary opinion, due to its location in the coastal strip.
«è soggetto in caso di interventi migliorativi e/o di ampliamento al parere»
Single Lot: the appraiser indicates a condominium debt owed by the judgment debtor of €4,865.42, which will be deducted from the valuation and which the successful bidder will then have to repay to the condominium.
«Somma che dovrà essere in seguito rifondata dall'Aggiudicatario all'Amm.ne Condominiale.»
Single Lot: the occupant has an outstanding condominium balance of €173.24 which will remain charged to her for the entire duration of the occupation.
«Il saldo residuo di € 173.24 resterà pertanto a suo esclusivo carico»
Single Lot: there is no heating at all; there are no radiators or boiler, and heating is provided only by an air conditioner removed at the inspection and by portable electric heaters. Gas is only from LPG cylinders.
«Impianto di riscaldamento: inesistente.»
Single Lot: the declarations of conformity for the electrical, heating and plumbing systems are missing, and the APE energy certificate is missing too.
«Non esiste la dichiarazione di conformità dell'impianto elettrico.»
Single Lot: the mortgages and seizures to be cancelled carry an estimated cost, according to the appraiser, of around €400-500 each, plus any additional sums.
«ammontano a circa 400/500 cadauna salvo ulteriori ed eventuali somme aggiuntive.»
Single Lot: several mortgages and prejudicial entries are registered against the property, including judicial and tax-collection mortgages, to be cancelled with the transfer decree.
«Formalità da cancellare con il decreto di trasferimento»
Single Lot: the appraiser reports localised deterioration of the plaster in the living room and a lack of conservation work in recent years.
«lo stabile tuttavia in questi anni non sembra aver subito interventi conservativi ed opere di miglioria.»
Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 26 of 26. Summary of 5 November 2026. Open the report ↗
Flat of 52 m² in Nettuno: base price €114,000 (€2,168/m²), occupied (as the notice states).
| Type | Apartment |
|---|---|
| Surface area | 52 m² |
| Occupancy status | Occupied: who lives there and on what basis is set out in the appraisal report · 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 | €85,500 |
| Deposit | 10% of the price you offer |
| Minimum bid increment | €5,700 |
| 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. 97/2025 · Court of Velletri |
| Viewings and information | Sale delegate and court-appointed custodian: Renato Piero Innocca · 069804642 · innocca@yahoo.it |
Offers due by Wednesday 25/11/2026 at 23:59; auction on Thursday 26/11/2026.
From the notice: Flat on floor 1 int. 12, 24 - economy-type dwelling. Address: Via Fratelli Rosselli, street number 39.
If this sale also ends as an auction with no bids (asta deserta), 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 €85,500, with a minimum offer (offerta minima) of €64,125. This is the maximum allowed by law (art. 591 c.p.c.), not a forecast: the judge decides the reduction, and in the meantime the lot may be awarded to others.
Online offer digitally signed and sent via PEC to the Public Sales Portal. Minimum offer (offerta minima) €85,500.
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 official notice prevails. Report an error or request the 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: €73,612 – €105,160
OMI values for standard homes, area “Centro Abitato (Via Giacomo Matteotti)”, first half of 2026, normal condition, × 53 m².
| Works | €/m² | Total for 53 m² |
|---|---|---|
| LightPainting, minor repairs, sanitary ware and doors | €200 – €400 | €10,516 – €21,032 |
| MediumBathroom, kitchen, flooring and upgrading of the systems | €400 – €800 | €21,032 – €42,064 |
| FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls | €700 – €1,300 | €36,806 – €68,354 |
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 €85,500 + taxes €7,795 + delegated professional €1,000 – €2,500 | €94,295 – €95,795 | €73,612 – €105,160OMI, normal condition | from −€22,183 to +€10,865 |
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.
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 €85,500, with a minimum offer from €64,125. 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 Nettuno (63 homes on a 4+4 open-market contract, 5.7 €/m² a month on average). Change the numbers to run your own figures.
Gross income €3,588 a year. Yield on the total cost: gross 2.9%, net 2.1%. 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.
€461 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.
Anzio · Via delle Azalee 39A
Parking space · 12 m²
Previous starting price: €1,536 Cut by 40% (auction of 16 October 2026)
€77/m²
Mortgage ≈ €4 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Anzio · Via delle Azalee 39A
Parking space · 12 m²
Previous starting price: €1,536 Cut by 40% (auction of 16 October 2026)
€77/m²
Mortgage ≈ €4 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Anzio · Via delle Azalee 39A
Parking space · 12 m²
Previous starting price: €1,536 Cut by 40% (auction of 16 October 2026)
€77/m²
Mortgage ≈ €4 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Anzio · Via delle Azalee 39/41
Parking space · 11 m²
Previous starting price: €3,379 Cut by 40% (auction of 16 October 2026)
€184/m²
Mortgage ≈ €8 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
