Lanuvio · 54.1 m² · Apartment

Apartment at auction in Via Nettunense 304, Lanuvio, 54 m²

Via Nettunense 304, Lanuvio (Roma)

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

The lot

Apartment of 54 m² in Lanuvio: base price €21,000 (€388/m²), occupied.

Type	Apartment
Surface area	54 m²
Occupancy status	Occupied: who lives there and on what legal basis is stated in the appraisal report · from the Public Sales Portal
Deadline for offers	12/11/2026 at 13:00 · in 7 days
Auction date	13/11/2026 at 09:30
Minimum offer	€15,750
Deposit	10% of the price you offer
Minimum bid increment	€2,000
Type of sale	Court-ordered sale published on the Public Sales Portal (Court of Velletri)
Sale method	No online tender: sealed offers to the sale delegate or to the notary named in the notice
Proceedings	R.G.E. 104/2020 · Lot 1 · Court of Velletri
Viewings and information	Sale delegate and court-appointed custodian: Raffaella Dorigo · 069637265 · custodie.dorigo@gmail.com

Offers by Thursday 12/11/2026 at 13:00; auction on Friday 13/11/2026.

Read the text of the notice

From the notice: Property on the second floor – attic used as a home, consisting of a living and dining room with kitchenette, a bedroom and a bathroom, a terrace and a balcony.

If this sale also receives no bids (asta deserta), as a rule the judge may reduce the base price by up to a quarter: at the next attempt it could start from around €15,750, with a minimum offer (offerta minima) of €11,812. 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

Offer in a sealed envelope to be deposited at the office of the delegate named in the notice, by Thursday 12/11/2026 at 13:00: it cannot be submitted online. The envelope must contain the signed offer and a cashier’s cheque for the deposit (cauzione). Minimum offer (offerta minima): €15,750.

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: Raffaella Dorigo · 069637265. You can call the court-appointed custodian (custode) with questions about the property. Read the attached appraisal report (perizia).
Prepare the cashier's cheque for the deposit (10% of the offered price, as the notice requires), made out as the notice indicates.
Submit the sealed envelope with the signed offer to the delegate’s office by Thursday 12/11/2026 at 13:00.
Attend the opening of the envelopes on Friday 13/11/2026 at 09:30: if there are several offers, a bidding round is held among those present; if you are awarded the lot, pay the balance within the terms set out in the notice and then the transfer decree.

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: court 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 ask for 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 offered price (the notice requires it), with a cashier's cheque placed in the envelope
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: €1,575 (10% of the minimum offer, as the notice requires) or €2,100 if you offer the base price
Registration tax (imposta di registro): €1,100 if first home (prima casa, 2%, minimum €1,000) or €1,518 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 (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 €15,750: about €17,850-€19,768
Estimate starting from the minimum offer (offerta minima): monthly instalment of about €54 with a 70% mortgage (€11,025) over 25 years at 3.3%; about €6,825 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: €59,510 – €83,855

OMI values for standard homes, area “Campoleone”, first half of 2026, normal condition, × 54 m².

What the works cost

Works	€/m²	Total for 54 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€10,820 – €21,640
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€21,640 – €43,280
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€37,870 – €70,330

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 €15,750 + taxes €1,518 + delegated professional €1,000 – €2,500	€18,268 – €19,768	€59,510 – €83,855OMI, normal condition	+€39,742 – +€65,588

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

13 November 2026€21,000
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 €15,750, with a minimum offer from €11,813. 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 Lanuvio (60 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€2,905

Gross income €3,912 a year. Yield on the total cost: gross 17%, net 12.6%. 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 Lanuvio ↗

Area value: in OMI area E1 “Campoleone” (suburban), for standard homes in normal condition, the Italian Revenue Agency gives between €1,100 and €1,550 per m² of gross floor area. At the starting price it costs €388 per m²: 65% below the minimum of the area. For 54.1 m² the area range is worth between €59,510 and €83,855. Rents in the area: 4–6 €/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 Lanuvio: €22,265 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€85 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.