Ariccia · 97 m² · Apartment

Apartment for auction at Via Ginestreto 34, Ariccia, 97 m²

Via Ginestreto 34, Ariccia (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 the debtors and a minor child. The appraiser does not indicate any title of occupation (contracts or otherwise).
«L'immobile risulta occupato dai debitori con un figlio minore»
Quote from the report (Italian), page 6 ↗
Unauthorised building works
Single lot: the property is not shown as compliant with law no. 47/1985 and is not shown as habitable (agibile). The appraiser found discrepancies compared with the latest building permit.
«L'immobile non risulta regolare per la legge n° 47/1985»
Quote from the report (Italian), page 9 ↗
Planning and land-registry discrepancies
Single lot: the openings on the elevations have been altered (windows and French windows closed up) compared with the Building Permit for regularisation no. 38 of 29/09/2008, and these inconsistencies will have to be restored.
«sono state variate le aperture sui prospetti consistenti in chiusura di finestre e porte finestre»
Quote from the report (Italian), page 10 ↗
Regularisation costs
Single lot: the appraiser estimates the cost of restoring the discrepancies at €8,000.00, deducted from the estimated sale value.
«il costo di tali lavori è stato stimato in €. 8.000,00 (diconsi Ottomila/00)»
Quote from the report (Italian), page 10 ↗
Planning and land-registry discrepancies
Single lot: the regularisation title (sanatoria) cited in the purchase deed does not match the one found at the Municipality; the appraiser reports that the regularisation permit no. 14 of 1996 concerns another property.
«la Concessione in sanatoria n° 14 del 31/07/1972 è di altro immobile»
Quote from the report (Italian), page 6 ↗
Systems (plumbing, electrical, heating)
Single lot: the declarations of conformity for the electrical, heating and water systems do not exist, nor does the energy performance certificate (APE).
«Non esiste la dichiarazione di conformità dell'impianto elettrico.»
Quote from the report (Italian), page 9 ↗
Restrictions and easements
Single lot: the property lies within a road protection zone and is subject to several constraints (PTPR, ENAC restriction, seismic zone ZSA5, flood-hazard areas P.A.I. A1 and risk R4).
«Interessato da Aree sottoposte a tutela per pericolo d'inondazione - P.A.I. - Aree a Pericolo A1»
Quote from the report (Italian), page 9 ↗
Other
Single lot: the property is burdened by a voluntary mortgage from a loan of €500,000.00 and a statutory mortgage of €13,751.00; these are listed as entries to be cancelled with the transfer decree.
«Ipoteca Volontaria derivante da Mutuo»
Quote from the report (Italian), page 7 ↗
Other
Single lot: there are tax credits in favour of the Italian Revenue Agency, registered as preferential claims with shares of 1/2 and 1/1.
«credito di imposta Pubblico ufficio: Roma»
Quote from the report (Italian), page 8 ↗

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

97 m² apartment in Ariccia: base price €138,900 (€1,432/m²), occupied (as stated in the appraisal report).

Type	Apartment
Surface area	97 m²
Occupancy status	Occupied: who lives there and on what basis is set out in the appraisal report · from the appraisal report
Auction round	2°
Deadline for offers	13/01/2027 at 23:59 · in 69 days
Auction date	14/01/2027 at 10:30
Minimum offer	€104,175
Deposit	10% of the price you offer
Minimum bid increment	€6,945
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. 138/2022 · Court of Velletri
Viewings and information	Sale delegate and court-appointed custodian: Vincenzo Carteny · vcarteny@yahoo.it

Offers by Wednesday 13/01/2027 at 23:59; auction Thursday 14/01/2027; 2nd auction round.

This is not the first sale attempt: the previous attempts ended with no bids and the base price usually falls with each attempt (by how much is stated in the notice).

Read the text of the notice

From the notice: Apartment on the ground floor consisting of living/dining room, of 20.30 m², three bedrooms totalling 45.17 m², kitchen of 4.98 m², bathroom of 6.10 m², storage room of 2.10 m² and two courtyards attached with garden of 89.92 m²; cadastral area 107 m² in total, excluding uncovered areas of 97 m², matching the Terreni land register.

How to take part

Online offer digitally signed via certified email (PEC) on the Public Sales Portal. Minimum offer (offerta minima) €104,175.

Book the viewing via the Public Sales Portal, using the «Prenota visita» button on the official listing: by law, requests go through there (art. 560 c.p.c.). Custodian: Vincenzo Carteny · vcarteny@yahoo.it. You can write to the court-appointed custodian (custode) 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 via the Public Sales Portal by Wednesday 13/01/2027 at 23:59.
Auction Thursday 14/01/2027 at 10:30: 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)

Data source: Judicial auction (official notice). Colpo d’Asta is a private service, not the official sale website: 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: €10,418 (10% of the minimum offer, as the notice requires) or €13,890 if you offer the base price
Registration tax (imposta di registro): €2,184 if first home (prima casa) (2%, minimum €1,000) or €9,476 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 instead of the price: it is often much lower. Ask the delegate or the notary.
With the price-value (cadastral income €695.93) the tax would be about €1,708 first home / €7,992 second home, always including mortgage and cadastral taxes: ask the delegate.
Share of the sale delegate's fee for the transfer (DM 227/2015), registration and change of ownership: approximately €1,000-€2,500
Estimated total budget starting from €104,175: approximately €107,359-€116,151
Estimate starting from the minimum offer: monthly instalment of about €357 with a 70% mortgage (€72,922) over 25 years at 3.3%; about €34,436 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 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: €126,100 – €184,300

OMI values for standard homes, area “Zona di Espansione”, first half of 2026, normal condition, × 97 m².

What the works cost

Works	€/m²	Total for 97 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€19,400 – €38,800
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€38,800 – €77,600
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€67,900 – €126,100

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 €104,175 + taxes €9,476 + delegated professional €1,000 – €2,500	€114,651 – €116,151	€126,100 – €184,300OMI, normal condition	+€9,949 – +€69,649

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

8 October 2026€185,200
No bids (deserted)
14 January 2027€138,900
This sale · 25% 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 €104,175, with a minimum offer from €78,131. 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 Ariccia (53 homes on a 4+4 open-market contract, 6.5 €/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€5,632

Gross income €7,584 a year. Yield on the total cost: gross 5%, net 3.7%. 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 Ariccia ↗

Area value: in OMI area E2 “Zona di Espansione” (suburban), for standard homes in normal condition, the Italian Revenue Agency gives between €1,300 and €1,900 per m² of gross floor area. At the starting price it costs €1,432 per m², within the values of the area. For 97 m² the area range is worth between €126,100 and €184,300. Rents in the area: 4.3–6 €/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 Ariccia: €26,191 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€562 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.