Via Valleambrosia 14, Rozzano (Milano)
Photos published with the sale documents. The official notice prevails.
Lot 1: the property is occupied and used by the owner. No lease or loan-for-use contracts are recorded, so the appraiser considers it to be in a vacant state.
«il bene è risultato occupato e in uso al proprietario»
Lot 1: the appraiser declares the property non-compliant both from a building and from a cadastral standpoint, due to an unauthorised external storage room, a wall in the bathroom and a false ceiling.
«Conformità edilizia: NON CONFORME»
Lot 1: an external storage room has been built with access from the terrace, about 2.10 metres high, about 80 cm wide and about 4 metres long, which does not appear in the cadastral floor plans.
«Realizzazione di ripostiglio esterno con accesso dal terrazzo.»
Lot 1: regularisation requires a building application for regularisation and the dismantling of the false ceiling. The appraiser estimates total costs of €6,000.00.
«Sommano totale costi stimati: € 6.000,00»
Lot 1: only the 1/2 share is subject to attachment, and the appraiser considers the property not conveniently divisible. The appraiser refers any decision on this matter to the judge.
«il sottoscritto PE ritiene che l’unità immobiliare stessa, singolarmente presa, non sia comodamente divisibile.»
Lot 1: the appraiser applies a 5% reduction to the value for the absence of warranty against defects.
«Riduzione del valore del 5% per assenza di garanzia per vizi»
Lot 1: conformity certificates for the systems are not available.
«Certificazioni di conformità degli impianti Non disponibili»
Lot 1: the Energy Performance Certificate (APE) is not present, and the building has no lift, so it is not accessible to disabled persons.
«Attestazione APE: non presente»
Lot 1: a voluntary mortgage registered in 2020 and an attachment registered in 2024 are recorded on the property; the procedure will cancel them at its own expense.
«ISCRIZIONE del 08/07/2020 – Registro Particolare 13362 Registro Generale 71622»
Lot 1: the appraiser has not found a condominium administrator. No arrears of condominium charges are indicated in the appraisal report.
«non risulta alcun amministratore di condominio.»
Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 13 of 13. Summary of 5 November 2026. Open the report ↗
Apartment of 94 m² in Rozzano: base price €200,000 (€2,128/m²), let (existing lease: check its expiry and enforceability in the appraisal report).
| Type | Apartment |
|---|---|
| Surface area | 94 m² (from the appraisal report) |
| Occupancy status | Leased (lease in place: check expiry; enforceability in the appraisal) · from the appraisal report |
| Deadline for offers | 01/12/2026 at 13:00 · in 26 days |
| Auction date | 02/12/2026 at 15:00 |
| Minimum offer | €150,000 |
| Deposit | 10% of the price you offer |
| Minimum bid increment | €3,000 |
| Type of sale | Court sale published on the Public Sales Portal (Court of Milan) |
| Sale method | Online asynchronous auction: offers and bids online over a number of days, without being present |
| Proceedings | R.G. 45591/2025 · Lot 1 · Court of Milan |
| Viewings and information | Sale delegate and court-appointed custodian: Corrado Cocivera · 0289054377 · avvocato@studiolegalecocivera.it |
Offers by Tuesday 01/12/2026 at 13:00; auction on Wednesday 02/12/2026.
From the notice: Apartment for residential use located on the 1st (first) floor, comprising three rooms, kitchen, bathroom and terrace.
If this sale also gets no bids (asta deserta), the judge can generally reduce the base price (prezzo base) by up to a quarter: at the next attempt it could start from around €150,000, with a minimum offer (offerta minima) of €112,500. 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.
Digitally signed offer sent by certified email (PEC) via the Public Sales Portal. Minimum offer €150,000.
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.
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 the removal of this listing.
The items below are the general rules for this type of sale: the exact figures are in the notice linked at the bottom.
As it is: €145,700 – €197,400
OMI values for economy homes, area “Valleambrosia, Quinto Stampi, Pontesesto, Torriggio”, first half of 2026, normal condition, × 94 m².
| Works | €/m² | Total for 94 m² |
|---|---|---|
| LightPainting, minor repairs, sanitary ware and doors | €200 – €400 | €18,800 – €37,600 |
| MediumBathroom, kitchen, flooring and upgrading of the systems | €400 – €800 | €37,600 – €75,200 |
| FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls | €700 – €1,300 | €65,800 – €122,200 |
Sources: idealista.it, money.it, cosedicasa.com, varesenews.it. VAT on the works, designer fees and tax incentives excluded.
| Scenario | Total cost | Resale | Margin |
|---|---|---|---|
| Resell as it isminimum offer €150,000 + taxes €13,600 + delegated professional €1,000 – €2,500 | €164,600 – €166,100 | €145,700 – €197,400OMI, normal condition | from −€20,400 to +€32,800 |
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.
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 €150,000, with a minimum offer from €112,500. This is the maximum reduction, not a forecast.
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Position taken from the address in the notice: it may be approximate. © OpenStreetMap contributors, open the map.
Starting rents estimated from rental contracts registered in 2025 in Rozzano (348 homes on a 4+4 open-market contract, 7.9 €/m² a month on average). Change the numbers to run your own figures.
Gross income €8,916 a year. Yield on the total cost: gross 4.1%, net 3%. 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.
€810 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.
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.
Grezzago · Via Lazio 1
Apartment · 71.5 m²
€1,287/m²
Mortgage ≈ €372 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Corsico · Via Fiume Angolo Via Monti
Apartment · 115 m²
€2,417/m²
Mortgage ≈ €1,125 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Milan · Via Lattanzio 68
Apartment · 157 m²
€6,166/m²
Mortgage ≈ €3,918 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Milan · Via Marocchetti 7
Apartment · 77 m²
€3,195/m²
Mortgage ≈ €996 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
