Rome · 40 m² · Apartment

Apartment at auction in Via Monte Cristallo 5, Rome, 40 m²

Via Monte Cristallo 5, Roma

The photos are in the official noticeOpen the notice ↗

The lot

Apartment of 40 m² in Rome, Monte Sacro district: base price €120,000 (€3,000/m²), occupied by the debtor (as the notice states).

Type	Apartment
Surface area	40 m²
Occupancy status	Occupied by the debtor (vacated after the transfer decree) · from the notice
Deadline for offers	10/02/2027 at 23:59 · in 97 days
Auction date	11/02/2027 at 14:00
Minimum offer	€90,000
Deposit	10% of the price you offer
Minimum bid increment	€5,000
Type of sale	Court-ordered sale published on the Public Sales Portal (Court of Rome)
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	R.G.E. 1078/2023 · Court of Rome
Viewings and information	Sale delegate: Valentina Rombola' · 3356545948 · studiolegalerombola@gmail.com
Viewings and information	Court-appointed custodian: IVG di Roma S.R.l. · 0689569801 · pvp@visiteivgroma.it

Offers by Wednesday 10/02/2027 at 23:59; auction on Thursday 11/02/2027.

Read the text of the notice

From the notice: Share of 1/1 of the full ownership right in a residential apartment located at Via Monte Cristallo 5, Rome (RM), ground floor, interior 4, consisting of: entrance hall, kitchen, one bedroom, one bathroom, for a total of approx. 40 m² excluding uncovered areas, plus approx. 6 m² of garden. The property subject to foreclosure proceedings (procedura esecutiva) is located in the Monte Sacro district, not far from viale Jonio and piazza Conca d'Oro, in Municipio III in the northern quadrant of the capital. The state of maintenance is poor, with significant traces of past water infiltration; the finishes are of extremely basic quality and the systems do not comply with regulations.

If this sale also receives no bids, 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 €90,000, with a minimum offer (offerta minima) of €67,500. 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 PEC on the Public Sales Portal (Portale delle Vendite Pubbliche, PVP). Minimum offer €90,000.

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: IVG di Roma S.R.l. · 0689569801. You can call the custodian with questions about the property. The appraisal report (perizia) is not among the attachments on the Portal: ask the sale delegate or the custodian for it; it is free of charge.
Prepare PEC, digital signature, ID document and the bank transfer for the deposit (10% of the price you offer, as the notice requires).
Submit the online offer on the Public Sales Portal by Wednesday 10/02/2027 at 23:59.
Auction on Thursday 11/02/2027 at 14:00: if you win the lot, pay the balance within the terms of the notice and then the transfer decree.

The appraisal report is not published with the notice: before bidding, ask the sale delegate or the custodian for it (it is free of charge), or find it on the publicity websites listed in the official listing.

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 a viewing)

Data source: Judicial auction (official notice). Colpo d’Asta is a private service, not the official website of the sale: 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 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
Occupied by the debtor: the court-appointed custodian handles the vacating on the judge's order; allow a few months before you can move in

What you really need

Deposit: €9,000 (10% of the minimum offer, as the notice requires) or €12,000 if you offer the base price
Registration tax (imposta di registro): €1,900 if first home (prima casa) (2%, minimum €1,000) or €8,200 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes. If a company is selling, VAT may apply: the notice states this. 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 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 €90,000: approx. €92,900–€100,700
Estimate starting from the minimum offer: monthly instalment of about €309 with a 70% mortgage (€63,000) over 25 years at 3.3%; about €29,900 of savings are 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 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: €124,000 – €176,000

OMI values for standard homes, area “Montesacro (Viale Adriatico)”, first half of 2026, normal condition, × 40 m².

What the works cost

Works	€/m²	Total for 40 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€8,000 – €16,000
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€16,000 – €32,000
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€28,000 – €52,000

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 €90,000 + taxes €8,200 + delegated professional €1,000 – €2,500	€99,200 – €100,700	€124,000 – €176,000OMI, normal condition	+€23,300 – +€76,800

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

11 February 2027€120,000
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 €90,000, with a minimum offer from €67,500. 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 Rome (10,818 homes on a 4+4 open-market contract, 13.5 €/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€4,821

Gross income €6,492 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 Rome ↗

Area value: in OMI area D11 “Montesacro (Viale Adriatico)” (outlying), for standard homes in normal condition, the Italian Revenue Agency gives between €3,100 and €4,400 per m² of gross floor area. At the starting price it costs €3,000 per m²: 3% below the minimum of the area. For 40 m² the area range is worth between €124,000 and €176,000. Rents in the area: 10–14.3 €/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.
35,743 homes sold in the last 4 quarters (provincial capital, RM), 60% with a mortgage. In Q2 2026: 0% on a year earlier.Italian Revenue Agency – OMI, data up to Q2 2026.
Average declared income in Rome: €32,501 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€486 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.