Via Matteotti 3, Sant'Ambrogio di Valpolicella (Verona)
The photos are in the official noticeOpen the notice ↗The text does not contain the Lot 11 entry, so this point concerns the whole compendium: the appraiser calls for a general regularisation plan for the entire property, interior and exterior, because of the irregularities found and the lack of documentation.
«segnala la necessità di un progetto generale di sanatoria che»
The appraiser writes that, for the entire building, there are no system certifications for any of the residential units, although a certificate of habitability is in place.
«NON vi sono le certificazioni degli impianti per nessuna delle unità immobiliari»
According to the owners, the annual management charges were not paid regularly, and for this reason the lighting of the common areas was cut off. The appraisal concerns the entire complex, not Lot 11 alone.
«Le spese annue di gestione dell’immobile, non venivano regolarmente pagate»
The appraiser writes that the property has no condominium administrator, that the calculation of ownership millesimal shares has never been carried out and that it is advisable to appoint one. The point concerns the entire building.
«attualmente inesistente e fondamentale risulta anche, IL CALCOLO DEI MILLESIMI DI PROPRIETÀ»
The appraiser notes poor maintenance of the finishing materials, with damp and water seepage on the façades and in some interiors, and signs of rising damp in the garages. This finding refers to the whole complex.
«Si riscontrano sui prospetti e in alcuni interni, la presenza di umidità e di infiltrazioni»
Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 22 of 92: the rest of the report was not read. Summary of 5 November 2026. Open the report ↗
Apartment of 73 m² in Sant'Ambrogio di Valpolicella: base price €187,000 (€2,553/m²).
| Type | Apartment |
|---|---|
| Surface area | 73 m² |
| Occupancy status | not stated in the notice: it is in the appraisal report |
| Deadline for offers | 10/11/2026 at 13:00 · in 5 days |
| Auction date | 11/11/2026 at 15:00 |
| Minimum offer | €140,250 |
| Deposit | 10% of the price you offer |
| Minimum bid increment | €1,000 |
| Type of sale | Court sale by the Court of Verona (Tribunale di Verona), with online tender on the notaries' portal (Notartel) |
| Sale method | Mixed: you can make higher bids online or in person before the sale delegate |
| Proceedings | R.G.E. 371/2020 · Lot 11 · Court of Verona |
| Viewings and information | Sale delegate: Giacomo Gelmi · 0458530137 · segreteria@notaiveronesiassociati.it |
| Court-appointed custodian: Nicoletta dall'Occhio · 0458036590 · avvnicoletta@studiodallocchio.it |
Offers by Tuesday 10/11/2026 at 13:00; auction on Wednesday 11/11/2026.
From the notice: In the municipality of Sant'Ambrogio di Valpolicella (VR), Via Matteotti no. 3, full ownership of an apartment on the second floor with exclusive access from the first floor.
If this sale also ends 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 €140,250, with a minimum offer (offerta minima) of €105,188. 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 someone else.
You can bid online, with PEC and digital signature, on the Public Sales Portal (Portale delle Vendite Pubbliche, PVP), or submit a sealed envelope to the sale delegate (delegato alla vendita): at the auction, bids are raised in the room or remotely. Minimum offer (offerta minima) €140,250.
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 a 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.
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: €84,226 – €124,508
OMI values for standard homes, area “Capoluogo e Comparti Edificati a Sud del Territorio”, first half of 2026, normal condition, × 73 m².
After a full renovation: €109,860 – €153,804
OMI values for the same area, excellent condition, × 73 m².
| Works | €/m² | Total for 73 m² |
|---|---|---|
| LightPainting, minor repairs, sanitary ware and doors | €200 – €400 | €14,648 – €29,296 |
| MediumBathroom, kitchen, flooring and upgrading of the systems | €400 – €800 | €29,296 – €58,592 |
| FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls | €700 – €1,300 | €51,268 – €95,212 |
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 €140,250 + taxes €12,722 + delegated professional €1,000 – €2,500 | €153,972 – €155,472 | €84,226 – €124,508OMI, normal condition | −€71,246 – −€29,465 |
| Fully renovate and resellminimum offer €140,250 + taxes €12,722 + delegated professional €1,000 – €2,500 + works €51,268 – €95,212 | €205,240 – €250,684 | €109,860 – €153,804OMI, excellent condition | −€140,824 – −€51,436 |
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.
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 €140,250, with a minimum offer from €105,188. This is the maximum reduction, not a forecast.
The map uses OpenStreetMap. Loading it shares your IP address with that external service.
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 Sant'Ambrogio di Valpolicella (122 homes on a 4+4 open-market contract, 6 €/m² a month on average). Change the numbers to run your own figures.
Gross income €5,292 a year. Yield on the total cost: gross 2.6%, net 1.9%. 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.
€757 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.
Verona · Via Montorio 60
Storage room · 32 m²
€562/m²
Mortgage ≈ €73 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Monteforte d'Alpone · Via della Fontana 6
Property complex
Mortgage ≈ €1,255 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Villa Bartolomea · Via Pelacchi 6
Apartment · 136 m²
€375/m²
Mortgage ≈ €206 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Sommacampagna · Strada Comunale 81 Detta Sgaripola
Land
Mortgage ≈ €123 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
