Nemi · 82.8 m² · Apartment

Apartment at auction in Via Nemorense 1, Nemi, 82 m²

Via Nemorense 1, Nemi (Roma)

The photos are in the official noticeOpen the notice ↗

The appraisal report in brief

Unauthorised building works
Lot 4 (Asset 4, Unit 9): the closed partition on the entrance door has merged the laundry room into the flat. The appraiser writes that this is an unlawful acquisition of common property and that it must be removed.
«di fatto costituisce un’acquisizione illegittima di un bene condominiale»
Quote from the report (Italian), page 26 ↗
Planning and land-registry discrepancies
Lot 4 (Asset 4): the appraiser writes that the listed discrepancies cannot be legitimised. The laundry room window will have to be closed because the property falls within the restriction of the Ente Parco.
«Le difformità sopra elencate non possono essere legittimate in quanto»
Quote from the report (Italian), page 26 ↗
Planning and land-registry discrepancies
Lot 4 (Asset 4): after the restorations, two separate cadastral records will be needed, because the flat and the laundry room are independent premises with different cadastral categories.
«A seguito dei ripristini eseguiti dovranno essere redatte due schede catastali distinte»
Quote from the report (Italian), page 27 ↗
Regularisation costs
Lot 4 (Asset 4): the appraiser estimates the cost of restoration at around €5,500, made up of €2,000 in technical fees, €1,000 for the cadastral variation and €2,500 for building charges and works.
«Il costo per il ripristino dello stato dei luoghi rispetto al progetto approvato, è pari a:»
Quote from the report (Italian), page 29 ↗
Regularisation costs
Lot 4 (Asset 4): the appraiser deducts €4,296.46 from the value as the share of the costs of the building permit procedure for the wall, calculated using the millesimal shares.
«La quota degli oneri della pratica edilizia calcolati con i millesimali è pari ad € 4.296,46»
Quote from the report (Italian), page 29 ↗
Other
Lot 4 (Asset 4): the Court of Velletri has transcribed a court act dated 10.12.2022 that also concerns sub 511 (Unit 9).
«Atto giudiziario - Reg. Part. 1756 – Reg. Gen. 2569 – Tribunale di Velletri»
Quote from the report (Italian), page 8 ↗
Other
Lot 4 (Asset 4): in 2017 a court mortgage was registered on the basis of a payment order that includes sub 511 (Unit 9).
«Ipoteca giudiziale - Reg. Part. 110 – Reg. Gen. 797 - Decreto Ingiuntivo»
Quote from the report (Italian), page 8 ↗
Regularisation costs
Lot 4 (Asset 4): the appraiser deducts €28,983.50 from the market value for completion, calculated at €350 per m² on the residential part of 82.81 m².
«Il costo per il completamento del bene calcolato con un valore medio di € 350,00 al mq.»
Quote from the report (Italian), page 24 ↗
Other
Lot 4 (Asset 4): the regularisation procedure for the retaining wall affects the whole condominium and, according to the appraiser, must be completed.
«La presente pratica grava su tutto il condominio e deve essere completata.»
Quote from the report (Italian), page 7 ↗
Systems (plumbing, electrical, heating)
Lot 4 (Asset 4): the heating, water and electrical systems are only partly installed, all internal fittings are missing and some sanitary fixtures are missing.
«realizzati solo parzialmente l’impianto termico, idrico ed elettrico, mancano tutti gli infissi interni ed alcuni sanitari»
Quote from the report (Italian), page 14 ↗

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 82 m² in Nemi: base price €142,000 (€1,715/m²), vacant.

Type	Apartment
Surface area	82 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	€142,000 (equal to the base price: this notice does not accept reduced offers)
Deposit	10% of the price you offer
Minimum bid increment	€4,000
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 4 · 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 of an apartment (Floor 1 - Int. 9) in a property complex located at Nemi (RM) at Via Nemorense no. 1, known as Domus Ninfa Egeria condominium.

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 around €106,500, with a minimum offer (offerta minima) of €79,875. 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

Irrevocable offer, as set out in the sale terms, online on the Public Sales Portal (Portale Vendite Pubbliche) or on the website of the sale manager. Minimum offer (offerta minima) of €142,000.

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 sale website: the official notice prevails. 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 (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: €14,200 (10% of the base price, as the notice requires)
Registration tax (imposta di registro): €2,940 if first home (prima casa) (2%, minimum €1,000) or €12,880 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 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: often much less. Ask the sale delegate (delegato alla vendita) 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 €142,000: approximately €145,940-€157,380
Estimate starting from the base price: monthly instalment of about €487 with a 70% mortgage (€99,400) over 25 years at 3.3%; about €46,540 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: €95,232 – €136,636

OMI values for standard homes, area “Centro Abitato (Corso Vittorio Emanuele)”, first half of 2026, normal condition, × 83 m².

What the works cost

Works	€/m²	Total for 83 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€16,562 – €33,124
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€33,124 – €66,248
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€57,967 – €107,653

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 €142,000 + taxes €12,880 + delegated professional €1,000 – €2,500	€155,880 – €157,380	€95,232 – €136,636OMI, normal condition	−€62,148 – −€19,244

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€142,000
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 €106,500, with a minimum offer from €79,875. 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 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€5,730

Gross income €7,716 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 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 €1,715 per m²: 4% above the maximum of the area. For 82.8 m² the area range is worth between €95,232 and €136,636. 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 (%)

€575 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.