Ciciliano · 66.2 m² · Apartment

Apartment at auction in Viale Conte Roncone, Ciciliano, 66 m²

Viale Conte Roncone, Ciciliano (Roma)

The photos are in the official noticeOpen the notice ↗

The appraisal report in brief

Occupancy and title
Lot 6: the appraiser writes that the property is in the availability of the debtors subject to foreclosure, meaning it is still occupied by them. He does not indicate a different right of use.
«Stato di occupazione: nella disponibilità dai debitori esecutati»
Quote from the report (Italian), page 2 ↗
Planning and land-registry discrepancies
Lot 6: the latest cadastral plan does not correspond to the state of the premises, due to a different internal height and a different internal layout.
«L'ultima planimetria catastale in atti risulta non conforme allo stato dei luoghi per la diversa altezza interna e la distribuzione degli spazi interni»
Quote from the report (Italian), page 15 ↗
Unauthorised building works
Lot 6: the appraiser writes that the change of use from shop to home was carried out without a building permit (titolo abilitativo). The works are described as regularisable, subject to adjusting the openable window area of the living room.
«il mutamento di destinazione d’uso da negozio ad abitazione sia stato eseguito in assenza di titolo abilitativo»
Quote from the report (Italian), page 16 ↗
Regularisation costs
Lot 6: the appraiser estimates the cost of regularisation (sanatoria) of the works that do not conform to the building permit at €8,000.00. For the regularisation, an oblation payment (oblazione) equal to twice the building contribution is also due.
«I costi per la sanatoria delle opere difformi dal titolo abilitativo sono stimabili complessivamente in € 8.000,00»
Quote from the report (Italian), page 16 ↗
Restrictions and easements
Lot 6: the building is in an area subject to hydrogeological constraints and in an area subject to seismic constraints. For the regularisation, the nulla osta for the hydrogeological constraint is required.
«L'edificio ricade in zona sottoposta a vincolo idrogeologico ai sensi del R.D.L. n. 3267 del»
Quote from the report (Italian), page 4 ↗
Other
Lot 6: the cadastral street number (4) does not match the access, which is through a pedestrian gate with no number.
«Si evidenzia un'incoerenza relativamente all'indicazione del numero civico.»
Quote from the report (Italian), page 5 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 22 of 25: the rest of the report was not read. Summary of 5 November 2026. Open the report ↗

The lot

66 m² apartment in Ciciliano: base price €23,385 (€353/m²).

Type	Apartment
Surface area	66 m²
Occupancy status	not stated in the notice: it is in the appraisal report
Deadline for offers	19/01/2027 at 23:59 · in 75 days
Auction date	20/01/2027 at 10:00
Minimum offer	€17,538
Deposit	10% of the price you offer
Minimum bid increment	€940
Type of sale	Court-ordered sale published on the Public Sales Portal (Court of Tivoli)
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	R.G.E. 257/2022 · Lot 6 · Court of Tivoli
Viewings and information	Sale delegate: Paola Tafani · 3382599978 · paolatafani@yahoo.it
Viewings and information	Custodian: IVG di Roma SRL · 0689569801 · pvp@visiteivgroma.it

Offers by Tuesday 19/01/2027 at 23:59; auction on Wednesday 20/01/2027.

Read the text of the notice

From the notice: Apartment on a single level with a total useful area of 66.21 m², comprising the following rooms: living room with kitchenette, hallway, 2 bedrooms and bathroom. The apartment is completed by an exclusive paved courtyard of 28.33 m². All systems (electrical, water and sanitary, heating) are installed and working. There is no cadastral correspondence. The latest cadastral floor plan on file does not match the current state of the premises, due to the different internal height and the layout of the internal spaces.

How to take part

Online offer digitally signed via PEC on the Public Sales Portal (Portale delle Vendite Pubbliche, PVP). Minimum offer (offerta minima): €17,538.

Book the viewing via the Public Sales Portal, using the «Prenota visita» button on the official listing: by law, requests must go through there (art. 560 c.p.c.). Court-appointed custodian (custode): IVG di Roma SRL · 0689569801. 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 Tuesday 19/01/2027 at 23:59.
Auction on Wednesday 20/01/2027 at 10:00: if you are awarded the lot, the balance payment is due within the terms of the notice, followed by 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 the viewing)

Source of data: Judicial 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
Anyone occupying without title will be removed by the court-appointed custodian, and the timing should be factored in

What you really need

Deposit: € 1,754 (10% of the minimum offer, as the notice requires) or € 2,338 if you offer the base price
Registration tax (imposta di registro): € 1,100 if first home (prima casa) (2%, minimum €1,000) or € 1,678 in other cases (9%, minimum €1,000), already including €100 in mortgage and cadastral taxes; if a business 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 rather than the price: often much less. 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 € 17,538: around €19,638–€21,716
Estimate starting from the minimum offer: monthly instalment of about €60 with a 70% mortgage (€12,277) over 25 years at 3.3%; about €7,362 of savings needed: the 30% not covered by the mortgage (the deposit (cauzione) you 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: €43,036 – €59,589

OMI values for standard homes, area “Centro Abitato”, first half of 2026, normal condition, × 66 m².

What the works cost

Works	€/m²	Total for 66 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€13,242 – €26,484
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€26,484 – €52,968
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€46,347 – €86,073

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 €17,538 + taxes €1,678 + delegated professional €1,000 – €2,500	€20,217 – €21,717	€43,036 – €59,589OMI, normal condition	+€21,320 – +€39,372

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

8 July 2026€41,573
No bids (deserted)
28 October 2026€31,179
No bids (deserted) · 25% lower than the previous attempt
20 January 2027€23,385
This sale · 25% lower than the previous attempt

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 €17,538, with a minimum offer from €13,154. 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 Ciciliano (12 homes on a 4+4 open-market contract, 3.8 €/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€2,246

Gross income €3,024 a year. Yield on the total cost: gross 11.8%, net 8.8%. 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 Ciciliano ↗

Area value: in OMI area B1 “Centro Abitato” (central), for standard homes in normal condition, the Italian Revenue Agency gives between €650 and €900 per m² of gross floor area. At the starting price it costs €353 per m²: 46% below the minimum of the area. For 66.2 m² the area range is worth between €43,036 and €59,589. Rents in the area: 2.8–3.8 €/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 Ciciliano: €21,777 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€95 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.