Ariccia · 40 m² · Apartment

Apartment at auction in Via Speranza 9, Ariccia, 40 m²

Via Speranza 9, Ariccia (Roma)

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

The appraisal report in brief

Occupancy and title
Single Lot: the property is occupied by the enforcement debtor, who however does not live there permanently. The appraisal report does not indicate any occupancy title or contract.
«L'immobile risulta occupato dal debitore esecutato sebbene egli non vi viva stabilmente.»
Quote from the report (Italian), page 7 ↗
Systems (plumbing, electrical, heating)
Single Lot: the systems are obsolete and no conformity certificates are available. The conformity declarations for the electrical, heating and water systems are missing, as is the APE.
«Gli impianti risultano obsoleti e attualmente non sono disponibili certificazioni di conformità.»
Quote from the report (Italian), page 6 ↗
State of repair
Single Lot: the appraiser describes fair maintenance conditions, with condensation mould in the bathroom and kitchen and signs of damp in the bathroom and in part of the living room.
«Sono presenti macchie di muffe da condensa localizzate in bagno e in cucina»
Quote from the report (Italian), page 6 ↗
Planning and land-registry discrepancies
Single Lot: the current floor plan dates from 2003 and changes the internal layout compared with the original layout. The appraiser cannot say whether the change is unauthorised or merely a drawing error to be corrected.
«non si è in grado di affermare se le modifiche planimetriche siano stato o meno frutto di un intervento di trasformazione privo di titolo di legittimità»
Quote from the report (Italian), page 9 ↗
Unauthorised building works
Single Lot: no historic building permits were found. The appraiser believes the absence is not proof of unauthorised building work, because post-war reconstruction could have taken place through the Genio Civile.
«Tale assenza documentale tuttavia non configura una evidente prova di abusivismo edilizio»
Quote from the report (Italian), page 9 ↗
Planning and land-registry discrepancies
Single Lot: according to the appraisal report, the property is not fit for habitation.
«L'immobile non risulta agibile.»
Quote from the report (Italian), page 9 ↗
Restrictions and easements
Single Lot: the area is subject to a landscape constraint and an archaeological constraint, and falls within the Parco dei Castelli Romani.
«Il Comune di Ariccia ricade in area vincolata con imposizione di vincolo paesaggistico»
Quote from the report (Italian), page 9 ↗
Other
Single lot: a voluntary mortgage securing a loan of €146,400.00 is registered on the property in favour of a creditor named in the appraisal report.
«Ipoteca volontaria derivante da concessione a garanzia di mutuo»
Quote from the report (Italian), page 8 ↗
Restrictions and easements
Single lot: the condominium has not been formally constituted, although there are two other property units in the building.
«il condominio non risulta formalmente costituito.»
Quote from the report (Italian), page 10 ↗
Other
Single lot: the access staircase is physically shared by the three apartments, but it is not listed in the land registry as a common part.
«Catastalmente non risultano individuate parti comuni»
Quote from the report (Italian), page 6 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 14 of 14. Summary of 5 November 2026. Open the report ↗

The lot

40 m² apartment in Ariccia: base price €46,300 (€1,158/m²), occupied by the debtor (the notice says so).

Type	Apartment
Surface area	40 m²
Occupancy status	Occupied by the debtor (vacated after the transfer decree) · from the notice
Deadline for offers	02/12/2026 at 23:59 · in 27 days
Auction date	03/12/2026 at 10:30
Minimum offer	€34,725
Deposit	10% of the price you offer
Minimum bid increment	€2,315
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. 264/2025 · Court of Velletri
Viewings and information	Sale delegate and court-appointed custodian: Federico Fuscà · 069636650 · studiolegalefusca@yahoo.com

Offers by Wednesday 02/12/2026 at 23:59; auction Thursday 03/12/2026.

Read the text of the notice

From the notice: Apartment located in Ariccia (RM) – Via Speranza no. 9, first floor. The property is in the heart of Ariccia's historic centre, on the first floor of a three-storey building with three residential units, with entrance from Via della Speranza and access via a shared staircase. The apartment consists of a bedroom, kitchen, bathroom and level terrace. Vehicle traffic within the historic centre is restricted, and the nearest car park (parcheggioBernini) is about 350 m away.

If this sale also receives no bids, as a rule the judge can reduce the base price by up to a quarter: at the next attempt it could start from about €34,725, with a minimum offer (offerta minima) of €26,044. 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

Digitally signed online offer sent by PEC on the Public Sales Portal. Minimum offer €34,725.

Book the viewing through the Public Sales Portal (Portale delle Vendite Pubbliche, PVP), using the «Prenota visita» button on the official listing: by law, requests go through it (art. 560 c.p.c.). Court-appointed custodian (custode): Federico Fuscà · 069636650. You can call 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 Wednesday 02/12/2026 at 23:59.
Auction on Thursday 03/12/2026 at 10:30: if you are the successful bidder for the lot, pay the balance within the terms of 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 sale website: 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: €3,472 (10% of the minimum offer, as the notice requires) or €4,630 if you offer the base price
Registration tax (imposta di registro): €1,100 for a first home (prima casa) (2%, minimum €1,000) or €3,225 in other cases (9%, minimum €1,000), already including €100 in 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 €34,725: about €36,825-€40,450
Estimate starting from the minimum offer: monthly instalment of about €119 with a mortgage at 70% (€24,308) over 25 years at 3.3%; you need about €12,518 in savings: 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: €40,000 – €60,000

OMI values for standard homes, area “Centro Abitato (Piazza della Repubblica)”, 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 €34,725 + taxes €3,225 + delegated professional €1,000 – €2,500	€38,950 – €40,450	€40,000 – €60,000OMI, normal condition	from −€450 to +€21,050

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

3 December 2026€46,300
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 €34,725, with a minimum offer from €26,044. 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 Ariccia (53 homes on a 4+4 open-market contract, 6.5 €/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€2,326

Gross income €3,132 a year. Yield on the total cost: gross 6.2%, net 4.6%. 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 Ariccia ↗

Area value: in OMI area B1 “Centro Abitato (Piazza della Repubblica)” (central), for standard homes in normal condition, the Italian Revenue Agency gives between €1,000 and €1,500 per m² of gross floor area. At the starting price it costs €1,158 per m², within the values of the area. For 40 m² the area range is worth between €40,000 and €60,000. Rents in the area: 4.3–6.3 €/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.
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 Ariccia: €26,191 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€187 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.