Nettuno · 75 m² · Apartment

Flat for auction at Via Monte Nero 4, Nettuno, 75 m²

Via Monte Nero 4, Nettuno (Roma)

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

The appraisal report in brief

Occupancy and title
Single lot: the appraiser writes that the property is occupied by third parties without title. When the property was accessed, it was occupied by a person who says they have it on a free loan (comodato d'uso gratuito), but the appraiser nevertheless describes it as occupied without title.
«L'immobile risulta occupato da terzi senza titolo.»
Quote from the report (Italian), page 5 ↗
Planning and land-registry discrepancies
Single lot: the appraiser finds minor internal discrepancies. He writes that they can be regularised with a CILA in regularisation (sanatoria), with a penalty of €1,000 and a professional fee of €2,000, which will be deducted from the valuation.
«Dall'accesso sono state rinvenute piccole difformità interne»
Quote from the report (Italian), page 7 ↗
Regularisation costs
Single lot: the appraiser estimates the costs of regularisation, restoration and filing of the CILA at €2,000.00, and deducts them from the appraised value of €82,500.00, arriving at €80,500.
«necessari alla totale regolarizzazione del bene»
Quote from the report (Italian), page 8 ↗
Restrictions and easements
Single lot: the appraiser reports the presence of encumbrances or condominium charges. In the dedicated section he gives an average annual condominium fee of €420.00.
«Sono presenti vincoli od oneri condominiali.»
Quote from the report (Italian), page 7 ↗
Unpaid condominium fees
Single lot: the appraiser gives an average annual condominium fee of €420.00. He does not say whether there are any arrears.
«Importo medio annuo delle spese condominiali: € 420,00»
Quote from the report (Italian), page 7 ↗
Systems (plumbing, electrical, heating)
Single lot: the appraiser writes that it was not possible to ascertain the water and electrical systems. Later on he writes that the compliance certificates for the heating and water systems are missing.
«Non è stato possibile accertare gli impianti idrico ed elettrico.»
Quote from the report (Italian), page 5 ↗
State of repair
Single lot: during the access on 24/04/2026 the appraiser finds the property in good state of maintenance and conservation, also taking into account its age.
«Durante l'accesso del 24/04/2026 l'immobile è stato trovato in buone condizioni di manutenzione e conservazione»
Quote from the report (Italian), page 5 ↗
Other
Single lot: a voluntary mortgage for a loan of €124,000.00 and a judicial mortgage from a payment order (decreto ingiuntivo) of €8,000.00 are registered. The appraiser lists them among the encumbrances to be cancelled with the transfer decree (decreto di trasferimento).
«ipoteca volontarie derivante da concessioine a garanzia mutuo»
Quote from the report (Italian), page 6 ↗
Other
Single lot: the appraiser also lists a judicial mortgage registered on 31/10/2023 for €8,000.00, with a principal of €1,100.00.
«Ipoteca Giudiziale derivante da Decreto Ingiuntivo»
Quote from the report (Italian), page 6 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 12 of 12. Summary of 5 November 2026. Open the report ↗

The lot

75 m² flat in Nettuno: base price €82,500 (€1,100/m²), occupied (according to the appraisal report).

Type	Apartment
Surface area	75 m²
Occupancy status	Occupied: who lives there and on what basis is set out in the appraisal report · from the appraisal report
Deadline for offers	29/11/2026 at 23:59 · in 24 days
Auction date	30/11/2026 at 15:30
Minimum offer	€61,875
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 Velletri)
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	R.G.E. 322/2025 · Court of Velletri
Viewings and information	Sale delegate and court-appointed custodian: Alessandro Novelli · alessandro@studionovelli.org

Offers by Sunday 29/11/2026 at 23:59; auction on Monday 30/11/2026.

Read the text of the notice

From the notice: Flat on the first floor, int. 13, comprising an entrance with living room and kitchenette, bathroom, hallway and bedroom.

If this sale also ends with no bids (asta deserta), the judge can, as a rule, reduce the base price by up to a quarter: at the next attempt it could start from about €61,875, with a minimum offer (offerta minima) of €46,406. 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 someone else.

How to take part

Online bid digitally signed via PEC on the Public Sales Portal. Minimum offer (offerta minima) €61,875.

Book the viewing through the Public Sales Portal, using the «Book viewing» button on the official listing: by law, requests must go through there (art. 560 c.p.c.). Custodian (custode): Alessandro Novelli · alessandro@studionovelli.org. You can write to 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).
Submit the online offer on the Public Sales Portal by Sunday 29/11/2026 at 23:59.
Auction on Monday 30/11/2026 at 15:30: if you are the successful bidder for the lot, payment of the balance within the terms of the notice, followed by 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 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 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: €6,188 (10% of the minimum offer, as the notice requires) or €8,250 if you offer the base price
Registration tax: €1,338 if it is a first home (prima casa) (2%, minimum €1,000) or €5,669 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: 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 €61,875: approximately €64,213-€70,044
Estimate starting from the minimum offer: monthly instalment of about €212 with a 70% mortgage (€43,312) over 25 years at 3.3%; about €20,900 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: €105,000 – €150,000

OMI values for standard homes, area “Centro Abitato (Via Giacomo Matteotti)”, first half of 2026, normal condition, × 75 m².

What the works cost

Works	€/m²	Total for 75 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€15,000 – €30,000
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€30,000 – €60,000
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€52,500 – €97,500

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 €61,875 + taxes €5,669 + delegated professional €1,000 – €2,500	€68,544 – €70,044	€105,000 – €150,000OMI, normal condition	+€34,956 – +€81,456

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

30 November 2026€82,500
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 €61,875, with a minimum offer from €46,406. 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 Nettuno (63 homes on a 4+4 open-market contract, 5.7 €/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€3,805

Gross income €5,124 a year. Yield on the total cost: gross 5.7%, net 4.2%. 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 Nettuno ↗

Area value: in OMI area B1 “Centro Abitato (Via Giacomo Matteotti)” (central), for standard homes in normal condition, the Italian Revenue Agency gives between €1,400 and €2,000 per m² of gross floor area. At the starting price it costs €1,100 per m²: 21% below the minimum of the area. For 75 m² the area range is worth between €105,000 and €150,000. Rents in the area: 6–8.5 €/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 Nettuno: €23,175 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€334 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.