Velletri · 78 m² · Apartment

Flat at auction in Vicolo dell'Arco 11, Velletri, 78 m²

Vicolo dell'Arco 11, Velletri (Roma)

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

The appraisal report in brief

Occupancy and title
Single Lot: the property is vacant, but the appraiser writes that it is uninhabited and in a state of neglect. The appraiser refers to the report of the court-appointed custodian (custode) for further information.
«L'immobile risulta libero.»
Quote from the report (Italian), page 9 ↗
Planning and land-registry discrepancies
Single Lot: the appraiser writes that there is no cadastral match between the state of the premises and the cadastral floor plan. After regularisation, a cadastral variation (Doc.Fa.) will be needed.
«Non sussiste corrispondenza catastale.»
Quote from the report (Italian), page 7 ↗
Unauthorised building works
Single Lot: the appraiser writes that the property is not habitable and that the building predates 1967. In the Municipality's file he found neither the end-of-works certificate nor the cadastral variation.
«L'immobile non risulta agibile.»
Quote from the report (Italian), page 11 ↗
Unauthorised building works
Single Lot: the appraiser indicates differences from the cadastral floor plan, including the demolition of internal partition walls and the installation of a spiral staircase to the attic. The attic must be restored by removing the bathroom fittings, because it cannot be regularised.
«si dovrà procedere a regolarizzare tali difformità attraverso pratica edilizia SCIA in Sanatoria»
Quote from the report (Italian), page 13 ↗
Regularisation costs
Single Lot: the appraiser estimates €8,000.00 for planning regularisation and restoration of the attic bathroom, and €2,000.00 for the cadastral variation. These sums have already been deducted from the estimated value.
«8.000,00 euro (Sanzione di 1.000,00 euro + Tecnico Incaricato + Diritti e Spese + Opere di ripristino vano bagno al piano sottotetto);»
Quote from the report (Italian), page 13 ↗
Systems (plumbing, electrical, heating)
Single Lot: the appraiser writes that the declarations of conformity for the electrical, heating and water systems are missing, as is the energy performance certificate (APE).
«Non esiste la dichiarazione di conformità dell'impianto elettrico.»
Quote from the report (Italian), page 12 ↗
State of repair
Single Lot: the appraiser indicates a fair overall condition, but the flat is uninhabited and in a state of neglect. On the balcony of the bedroom there is a boiler that does not work.
«Vi è un balcone ad uso esclusivo della camera da letto al piano secondo con presenza di caldaia non funzionante.»
Quote from the report (Italian), page 8 ↗
Occupancy and title
Single Lot: the appraiser writes that there is no continuity of transcriptions in the twenty years before the attachment. The transcription of the acceptance of inheritance by the sellers is missing.
«Non vi è continuità delle trascrizioni nel ventennio anteriore al pignoramento.»
Quote from the report (Italian), page 10 ↗
Other
Single Lot: a voluntary mortgage from 2007 in favour of a creditor is registered, with principal of €175,360.00. The appraiser does not say whether it will be cancelled with the transfer decree.
«Ipoteca Volontaria derivante da Concessione a garanzia di muto»
Quote from the report (Italian), page 11 ↗
Other
Single Lot: the appraiser applies a flat 5% deduction for hidden defects, because the sale is forced and the warranty for defects does not apply.
«Trattandosi di vendita forzata ed esecutiva, ai sensi dell'art. 2922 del Codice Civile, non opera la garanzia per i vizi della cosa venduta.»
Quote from the report (Italian), page 17 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 23 of 23. Summary of 5 November 2026. Open the report ↗

The lot

Flat of 78 m² in Velletri: base price €73,500 (€942/m²), vacant (the appraisal report says so).

Type	Apartment
Surface area	78 m²
Occupancy status	Vacant · from the appraisal report
Deadline for offers	11/01/2027 at 23:59 · in 67 days
Auction date	12/01/2027 at 13:00
Minimum offer	€55,125
Deposit	10% of the price you offer
Minimum bid increment	€3,675
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. 193/2025 · Court of Velletri
Viewings and information	Sale delegate and court-appointed custodian: Cinzia De Paolis · 069642330 · c.depaolis@studiolegalemdp.it

Offers due by Monday 11/01/2027 at 23:59; auction Tuesday 12/01/2027.

Read the text of the notice

From the notice: Flat on the second floor, comprising living room with kitchenette, bedroom with balcony, bathroom, spiral staircase leading to another bedroom and bathroom in the attic.

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 around €55,125, with a minimum offer of €41,344. 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

Online bid digitally signed and sent by certified email (PEC) on the Public Sales Portal. Minimum offer €55,125.

Book the viewing through the Public Sales Portal, using the «Prenota visita» button on the official listing: by law, requests go through there (art. 560 c.p.c.). Custodian: Cinzia De Paolis · 069642330. You can call the custodian with questions about the property. Read the attached appraisal report.
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 Monday 11/01/2027 at 23:59.
Auction on Tuesday 12/01/2027 at 13:00: if you are awarded the lot, pay the balance within the terms of the notice and then the transfer decree (decreto di trasferimento).

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)

Data source: judicial 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 request 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 price offered (as the notice requires), paid by bank transfer before the auction
Balance of the price within the deadline set by the notice (here 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

What you really need

Deposit: €5,512 (10% of the minimum offer, as the notice requires) or €7,350 if you offer the base price
Registration tax (imposta di registro): €1,202 if first home (prima casa) (2%, minimum €1,000) or €5,061 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.
With the value-based price (cadastral income (rendita catastale) €119.30) the tax would be about €1,100 for a first home / €1,453 for a second home, always including mortgage and cadastral taxes: ask the sale delegate.
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 €55,125: approximately €57,327–€62,686
Estimate starting from the minimum offer: monthly instalment of about €189 with a 70% mortgage (€38,588) over 25 years at 3.3%; you need about €18,740 in savings: the 30% not covered by the mortgage (the deposit paid is part of it and is deducted from the price), the tax and 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: €62,400 – €93,600

OMI values for standard homes, area “Central area”, first half of 2026, normal condition, × 78 m².

What the works cost

Works	€/m²	Total for 78 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€15,600 – €31,200
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€31,200 – €62,400
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€54,600 – €101,400

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 €55,125 + taxes €5,061 + delegated professional €1,000 – €2,500	€61,186 – €62,686	€62,400 – €93,600OMI, normal condition	from −€286 to +€32,414

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

12 January 2027€73,500
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 €55,125, with a minimum offer from €41,344. 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 Velletri (133 homes on a 4+4 open-market contract, 6.1 €/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€4,277

Gross income €5,760 a year. Yield on the total cost: gross 7.2%, net 5.3%. 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.

The market here

Auctions in Velletri ↗

Area value: in OMI area B1 “Central area”, for standard homes in normal condition, the Italian Revenue Agency gives between €800 and €1,200 per m² of gross floor area. At the starting price it costs €942 per m², within the values of the area. For 78 m² the area range is worth between €62,400 and €93,600. 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 Velletri: €22,743 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€298 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.