Valmontone · 141.8 m² · Apartment

Flat at auction in Via Giacomo Leopardi. 14, Valmontone, 141 m²

Via Giacomo Leopardi. 14, Valmontone (Roma)

Photos published with the sale documents. The official notice prevails.

The appraisal report in brief

Occupancy and title
Single lot: the apartment is occupied by the debtor, so the property is not vacant at the time of sale.
«L'appartamento risulta abitato dall'esecutata.»
Quote from the report (Italian), page 6 ↗
Planning and land-registry discrepancies
Single lot: the seizure notice lists the property on the third floor, interior 3, but the appraiser finds it is on the first floor; in the land registry it is interior 1, floor 1.
«Nella realtà l'appartamento si trova al piano primo.»
Quote from the report (Italian), page 3 ↗
Planning and land-registry discrepancies
Single lot: the tax code shown in the land registry extract is wrong and has not been validated in the Anagrafe Tributaria; the correction is the responsibility of the successful bidder.
«Il codice fiscale indicato nella visura catastale è errato, ossia non corrisponde al codice fiscale dell'esecutata»
Quote from the report (Italian), page 5 ↗
Planning and land-registry discrepancies
Single lot: because of the incorrect tax code in the land registry, it is currently not possible to download the floor plan from the Agenzia Entrate portal.
«attualmente non è possibile scaricare la planimetria dal portale Agenzia Entrate.»
Quote from the report (Italian), page 5 ↗
Other
Single lot: the building permits, cadastral procedures and certifications required at transfer are the responsibility and at the expense of the successful bidder.
«Le pratiche edilizie e catastali, le certificazioni e le attestazioni che saranno chieste dal Tribunale o dal Notaio in»
Quote from the report (Italian), page 5 ↗
Systems (plumbing, electrical, heating)
Single lot: the systems need upgrading and the declarations of compliance for the electrical, heating and water systems are missing.
«Non esiste la dichiarazione di conformità dell'impianto elettrico.»
Quote from the report (Italian), page 7 ↗
Regularisation costs
Single lot: the appraiser estimates the cost of upgrading the systems at at least €6,400 and the cost of the APE at at least €800, payable by the successful bidder.
«i costi di adeguamento si stimano in almeno E.6.400.»
Quote from the report (Italian), page 7 ↗
State of repair
Single lot: the conservation condition of the apartment and building is medium-low; the stairwell and façades need maintenance.
«Lo stato conservativo dell'appartamento e dell'intero edificio è di livello medio-basso.»
Quote from the report (Italian), page 6 ↗
State of repair
Lotto unico: edificio degli anni '60 senza ascensore, con rivestimenti, pavimenti, infissi e finiture del vano scala obsoleti.
«L'edificio è privo di ascensore, il vano scala presenta finiture di tipo obsoleto.»
Quote from the report (Italian), page 6 ↗
Other
Single lot: there appears to be no condominium and no condominium administrator; the appraiser does not indicate any outstanding condominium charges.
«Non risulta esistere condominio né amministratore condominiale.»
Quote from the report (Italian), page 6 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 11 of 11. Summary of 5 November 2026. Open the report ↗

The lot

Flat of 141 m² in Valmontone: base price €189,400 (€1,336/m²).

Type	Apartment
Surface area	141 m²
Occupancy status	not stated in the notice: it is in the appraisal report
Auction round	1°
Deadline for offers	12/01/2027 at 23:59 · in 68 days
Auction date	13/01/2027 at 09:30
Minimum offer	€142,050
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 Velletri)
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	R.G.E. 402/2025 · Court of Velletri
Viewings and information	Sale delegate and custodian: Emanuela Volani · 0694369110 · emanuela.volani@oav.legalmail.it

Offers by Tuesday 12/01/2027 at 23:59; auction on Wednesday 13/01/2027.

Read the text of the notice

From the notice: First-floor flat comprising entrance hall, corridor, three bedrooms, living room, kitchen, bathroom and two balconies.

If this sale also gets no bids, the judge can normally cut the base price (prezzo base) by up to a quarter: at the next attempt it could start from about €142,050, with a minimum offer (offerta minima) from €106,538. 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 via certified email (PEC) on the Public Sales Portal. Minimum offer (offerta minima) €142,050.

Book the viewing through the Public Sales Portal (Portale delle Vendite Pubbliche, PVP), using the «Book viewing» button in the official listing: by law, requests must go through it (art. 560 c.p.c.). Court-appointed custodian (custode): Emanuela Volani · 0694369110. 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).
Send the online offer through the Public Sales Portal by Tuesday 12/01/2027 at 23:59.
Auction on Wednesday 13/01/2027 at 09:30: if you are awarded the lot, pay the balance within the terms of the notice' 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 the viewing)

Source of the data: Judicial auction (official notice). Colpo d’Asta is a private service, not the official sale website: the notice is authoritative. 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: €14,205 (10% of the minimum offer, as the notice requires) or €18,940 if you offer the base price
Registration tax (imposta di registro): €2,941 if first home (2%, minimum €1,000) or €12,884 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes. If a business is selling, 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 (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 €142,050: approximately €145,991-€157,434
Estimate starting from the minimum offer: monthly instalment of about €487 with a 70% mortgage (€99,435) over 25 years at 3.3%; about €46,556 in savings needed: the 30% not covered by the mortgage (the deposit paid is part of it and is deducted from the price), the registration 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: €148,838 – €219,712

OMI values for standard homes, area “Colle Sant’Upica-Colle Ventrano-Colle Vallerano”, first half of 2026, normal condition, × 142 m².

What the works cost

Works	€/m²	Total for 142 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€28,350 – €56,700
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€56,700 – €113,400
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€99,225 – €184,275

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 €142,050 + taxes €12,884 + delegated professional €1,000 – €2,500	€155,934 – €157,434	€148,838 – €219,712OMI, normal condition	from −€8,597 to +€63,778

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

13 January 2027€189,400
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 €142,050, with a minimum offer from €106,538. 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 Valmontone (52 homes on a 4+4 open-market contract, 7.6 €/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€9,544

Gross income €12,852 a year. Yield on the total cost: gross 6.2%, net 4.6%. 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 Valmontone ↗

Area value: in OMI area D1 “Colle Sant`Upica-Colle Ventrano-Colle Vallerano” (outlying), for standard homes in normal condition, the Italian Revenue Agency gives between €1,050 and €1,550 per m² of gross floor area. At the starting price it costs €1,336 per m², within the values of the area. For 141.8 m² the area range is worth between €148,838 and €219,712. Rents in the area: 5–7.5 €/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 Valmontone: €21,586 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€767 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.