Nemi · 153.6 m² · Apartment

Apartment at auction in Via Nemorense 1, Nemi, 153 m²

Via Nemorense 1, Nemi (Roma)

The photos are in the official noticeOpen the notice ↗

The appraisal report in brief

Occupancy and title
Lot 5: The appraiser indicates that Apartment Interno 11 is co-owned at one half of the access courtyard (sub 12), a share that is essential to access the property.
«Non è presente l'unità immobiliare C.F. f.4 p.lla 1582 sub.12 che è di proprietà per 1/2»
Quote from the report (Italian), page 9 ↗
Planning and land-registry discrepancies
Lot 5: The large terrace is not legitimised as such and currently has no parapet; according to the appraiser it must become inaccessible, with parapets placed outside the French windows.
«Dalla zona giorno si può accedere ad un ampio terrazzo panoramico, non legittimato come tale, che attualmente non è delimitato da parapetto.»
Quote from the report (Italian), page 30 ↗
Planning and land-registry discrepancies
Lot 4: The appraiser lists discrepancies from the approved plans (entrance and laundry room) which, in his view, cannot be legitimised.
«Le difformità sopra elencate non possono essere legittimate in quanto:»
Quote from the report (Italian), page 26 ↗
Unauthorised building works
Lot 4: The partition wall that closed the entrance door is, according to the appraiser, an unlawful appropriation of a common condominium area and must be removed.
«Tale irregolarità dovrà essere rimossa e si dovrà ripristinare lo stato dei luoghi come da legittimità edilizia.»
Quote from the report (Italian), page 26 ↗
Unauthorised building works
All lots: The conformity procedure for the retaining wall falls on the whole condominium and must be completed by paying the sanction and secretarial fees.
«La presente pratica grava su tutto il condominio e deve essere completata.»
Quote from the report (Italian), page 7 ↗
Regularisation costs
The appraiser indicates an oblatory sanction of €40,314.00 and secretarial fees of €1,000.00, to be apportioned among the building's properties according to millesimal shares.
«Versamento della sanzione oblatoria art. 36 DPR 380/2001 (art. 22 comma 2) lettera a bis) e s.m.i. per €. 40.314,00;»
Quote from the report (Italian), page 7 ↗
Regularisation costs
Lot 5: The appraiser deducts from the valuation €6,689.42 as the share of charges for the wall procedure and €53,756.50 for completing the internal works.
«VALORE DI MERCATO: € 295.000,00 - € 53.756,50 - € 6.689,42 = € 234.554,08»
Quote from the report (Italian), page 34 ↗
Unpaid condominium fees
The appraiser indicates that there are condominium charges linked to the wall regularisation procedure (pratica del muro), which must be paid through millesimal apportionment, with a share of €2,785.70 for Interno 3 (lot 2).
«Tali oneri dovranno essere suddivisi tra gli immobili del condominio in base alle tabelle millesimali»
Quote from the report (Italian), page 7 ↗
State of repair
Lot 5: The apartment is plastered and painted, but the heating, water and electrical systems are only partially built and some sanitary fittings are missing.
«sono presenti gli infissi esterni e parte di quelli interni mentre, sono realizzati solo parzialmente: l'impianto termico, idrico ed elettrico.»
Quote from the report (Italian), page 30 ↗
Systems (plumbing, electrical, heating)
Lot 5: The heating, water and electrical systems are only partially built and some sanitary fittings are missing.
«Mancano alcuni sanitari.»
Quote from the report (Italian), page 30 ↗
Regularisation costs
Lot 4: The completion cost is estimated at €350.00 per m² for the residential part, equal to €28,983.50, plus €5,500.00 for restoring the site.
«Il costo per il completamento del bene calcolato con un valore medio di € 350,00 al mq.»
Quote from the report (Italian), page 24 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 34 of 34. Summary of 5 November 2026. Open the report ↗

The lot

Apartment of 153 m² in Nemi: base price €235,000 (€1,530/m²), vacant.

Type	Apartment
Surface area	153 m²
Occupancy status	Vacant · from the Public Sales Portal
Deadline for offers	29/01/2027 at 23:59 · in 85 days
Auction date	01/02/2027 at 12:00
Minimum offer	€235,000 (equal to the base price: this notice does not allow reduced offers)
Deposit	10% of the price you offer
Minimum bid increment	€7,000
Type of sale	Competitive sale in insolvency proceedings (Court of Velletri), published on the Public Sales Portal
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	Bankruptcy no. 80/2022 · Lot 5 · Court of Velletri
Viewings and information	Receiver: Carlo Kustermann · 069396585 · carlo.kustermann@studiokustermann.it

Offers by Friday 29/01/2027 at 23:59; auction Monday 01/02/2027.

Read the text of the notice

From the notice: 100% ownership rights to an apartment (Floor 2 - Int. 11) in a property complex located in Nemi (RM) at Via Nemorense no. 1, known as the Domus Ninfa Egeria condominium.

If this auction also receives no bids, the judge can normally reduce the base price by up to a quarter: at the next attempt it could start from around €176,250, with a minimum offer of €132,188. This is the maximum allowed by law (art. 591 c.p.c.), not a certainty: the reduction is decided by the judge, and in the meantime the lot may be awarded to someone else.

How to take part

Irrevocable offer as stated in the terms and conditions, online on the Public Sales Portal or on the website of the sale operator. Minimum offer €235,000.

This is a competitive sale run by the bankruptcy receiver: read the rules (disciplinare), which set out where and how the offer is submitted. To view the property, contact the receiver: Carlo Kustermann · 069396585.
The irrevocable offer is submitted as set out in the rules, online on the Public Sales Portal or on the website of the sale operator by Friday 29/01/2027 at 23:59.
If you are awarded the lot (aggiudicazione), you pay the balance within the deadlines set out in the disciplinare and sign the notarial deed (rogito) with the notary; mortgages and seizures are then cancelled by decree of the delegated judge.

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 prevails. 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 (cauzione): 10% of the offered price, as set out in the sale rules
Balance payable under the disciplinare terms
Notary's fee for the notarial deed, payable by the buyer
Registration tax as in a property sale; if the bankrupt party is a company, the sale may be subject to VAT: check the sale rules
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

What you really need

Deposit: €23,500 (10% of the base price, as the notice requires)
Registration tax (imposta di registro): €4,800 if first home (prima casa) (2%, minimum €1,000) or €21,250 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 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 sale price: this is often much less. Ask the sale delegate or the notary.
Notary's fee for the notarial deed (payable by the buyer), transcription and change of ownership: approximately €1,000-€2,500, more for higher amounts
Indicative total budget starting from €235,000: around €240,800-€258,750
Estimate starting from the base price: monthly instalment of about €806 with a 70% mortgage (€164,500) over 25 years at 3.3%; about €76,300 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 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: €176,628 – €253,424

OMI values for standard homes, area “Centro Abitato (Corso Vittorio Emanuele)”, first half of 2026, normal condition, × 154 m².

What the works cost

Works	€/m²	Total for 154 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€30,718 – €61,436
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€61,436 – €122,872
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€107,513 – €199,667

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 €235,000 + taxes €21,250 + delegated professional €1,000 – €2,500	€257,250 – €258,750	€176,628 – €253,424OMI, normal condition	−€82,122 – −€3,826

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

1 February 2027€235,000
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 €176,250, with a minimum offer from €132,188. 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 Nemi (13 homes on a 4+4 open-market contract, 7.8 €/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€10,631

Gross income €14,316 a year. Yield on the total cost: gross 5.6%, net 4.1%. 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 Nemi ↗

Area value: in OMI area B1 “Centro Abitato (Corso Vittorio Emanuele)” (central), for standard homes in normal condition, the Italian Revenue Agency gives between €1,150 and €1,650 per m² of gross floor area. At the starting price it costs €1,530 per m², within the values of the area. For 153.6 m² the area range is worth between €176,628 and €253,424. Rents in the area: 4.5–6.5 €/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 Nemi: €27,096 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€951 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.