Sant'Ambrogio di Valpolicella · 73.2 m² · Apartment

Flat at auction in Via Matteotti 3, Sant'Ambrogio di Valpolicella, lot 9, 73 m²

Via Matteotti 3, Sant'Ambrogio di Valpolicella (Verona)

The photos are in the official noticeOpen the notice ↗

The appraisal report in brief

Unauthorised building works
The appraiser flags the need for a general regularisation (sanatoria) project covering the whole property, both for internal and external spaces. The text refers to the entire complex and does not state a cost.
«segnala la necessità di un progetto generale di sanatoria che coinvolga tutto l’immobile»
Quote from the report (Italian), page 5 ↗
Planning and land-registry discrepancies
The appraiser writes that urban planning compliance is difficult to verify due to a lack of plans. The cadastral identifications are found not to conform to the actual state of the premises and have been updated.
«difficile è STATO verificare la conformità urbanistica per mancanza di progetti»
Quote from the report (Italian), page 12 ↗
Systems (plumbing, electrical, heating)
The appraiser writes that there are no system certifications for any of the properties in the building.
«NON vi sono le certificazioni degli impianti per nessuna delle unità immobiliari»
Quote from the report (Italian), page 16 ↗
Unpaid condominium fees
According to the current owners, the annual management costs were not regularly paid. For this reason the lighting of the common areas in the staircase and the garage corridor was removed.
«Le spese annue di gestione dell’immobile, non venivano regolarmente pagate»
Quote from the report (Italian), page 12 ↗
Restrictions and easements
The appraiser reports an easement of passage over parcels 84 and 78, which do not appear to be part of the seized assets. An agreement to move it has been signed.
«risulta l’esistenza di SERVITU’ DI PASSO sui mappali n. 84 e 78»
Quote from the report (Italian), page 13 ↗
State of repair
The appraiser writes that the finishing materials show poor maintenance, with dampness and infiltration in some interiors and in the garages. The external finishes show abandonment and lack of maintenance.
«Esternamente si nota un certo abbandono, ed una totale mancanza di manutenzione»
Quote from the report (Italian), page 17 ↗
Other
The appraiser writes that the property has no condominium administrator and that the calculation of ownership thousandths has never been carried out. The thousandths have only been calculated arbitrarily by the current owner.
«Inoltre è opportuno nominare un AMMINISTRATORE CONDOMINIALE, attualmente inesistente»
Quote from the report (Italian), page 5 ↗

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 ↗

The lot

Flat of 73 m² in Sant'Ambrogio di Valpolicella: base price (prezzo base) €110,000 (€1,502/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	€82,500
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 9 · Court of Verona (Tribunale di Verona)
Viewings and information	Sale delegate: Giacomo Gelmi · 0458530137 · segreteria@notaiveronesiassociati.it
Viewings and information	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.

Read the text of the notice

From the notice: In the Comune of Sant'Ambrogio di Valpolicella (VR), Via Matteotti n. 3, full ownership of a flat on the first floor.

If this sale also ends with no bids (asta deserta), the judge can, as a rule, reduce the base price (prezzo base) by up to a quarter: at the next attempt it could start from around €82,500, with a minimum offer (offerta minima) of €61,875. 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.

How to take part

You can make an online offer, with certified email (PEC) and digital signature on the Public Sales Portal (Portale delle Vendite Pubbliche, PVP), or in a sealed envelope at the sale delegate's office: at the auction, bids are raised in the room or remotely. Minimum offer (offerta minima) €82,500.

Book the viewing via the Public Sales Portal, using the «Book viewing» button in the official listing: by law, requests must go through there (art. 560 c.p.c.). Court-appointed custodian (custode): Nicoletta dall'Occhio · 0458036590. You can call the custodian with questions about the property. Read the attached appraisal report (perizia).
Choose how to bid: online (you need PEC, digital signature and a bank transfer for the deposit (cauzione)) or in a sealed envelope at the sale delegate's office (with a banker's cheque). Deposit: 10% of the price offered, as the notice requires.
Submit the online offer via the Public Sales Portal or deposit the sealed envelope with the sale delegate by Tuesday 10/11/2026 at 13:00.
Auction on Wednesday 11/11/2026 at 15:00: bidding takes place in the room in front of the sale delegate or remotely; if you are awarded the lot, pay the balance within the terms of the notice and then the transfer decree (decreto di trasferimento).

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 is what counts. 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 offered price (as the notice requires), by bank transfer if you bid online or with a banker's cheque in the envelope if you bid in person
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: €8,250 (10% of the minimum offer, as the notice requires) or €11,000 if you offer the base price
Registration tax (imposta di registro): €1,750 if first home (prima casa) (2%, minimum €1,000) or €7,525 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 are buying 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 rather than 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 €82,500: about €85,250-€92,525
Estimate starting from the minimum offer: monthly instalment of about €283 with a 70% mortgage (€57,750) over 25 years at 3.3%; about €27,500 in savings are needed: the 30% not covered by the mortgage (the deposit paid forms 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: €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.

What the works cost

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.

The potential margin

Scenario	Total cost	Resale	Margin
Resell as it isminimum offer €82,500 + taxes €7,525 + delegated professional €1,000 – €2,500	€91,025 – €92,525	€84,226 – €124,508OMI, normal condition	from −€8,299 to +€33,483
Fully renovate and resellminimum offer €82,500 + taxes €7,525 + delegated professional €1,000 – €2,500 + works €51,268 – €95,212	€142,293 – €187,737	€109,860 – €153,804OMI, excellent condition	from −€77,877 to +€11,511

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.

History of the lot

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 €82,500, with a minimum offer from €61,875. 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 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.

Monthly rent (€)Months without a tenant (% of the year)Flat-rate rental tax (%)Total cost: price, taxes, works (€)

Simulated net per year€3,930

Gross income €5,292 a year. Yield on the total cost: gross 4.4%, net 3.3%. 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 Sant'Ambrogio di Valpolicella ↗

Area value: in OMI area B1 “Capoluogo e Comparti Edificati a Sud del Territorio” (central), for standard homes in normal condition, the Italian Revenue Agency gives between €1,150 and €1,700 per m² of gross floor area. At the starting price it costs €1,502 per m², within the values of the area. For 73.2 m² the area range is worth between €84,226 and €124,508.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.
8,634 homes sold in the last 4 quarters (rest of the province, VR), 52% with a mortgage. In Q2 2026: +2% on a year earlier.Italian Revenue Agency – OMI, data up to Q2 2026.
Average declared income in Sant'Ambrogio di Valpolicella: €27,207 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€445 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.