Castelnuovo di Garfagnana · 177 m² · Apartment

Flat at auction in Vicolo delle Mura 4-12, Castelnuovo di Garfagnana, 177 m²

Vicolo delle Mura 4-12, Castelnuovo di Garfagnana (Lucca)

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

The lot

177 m² flat in Castelnuovo di Garfagnana: base price €90,000 (€508/m²), occupied by the debtor (as the appraisal report says).

Type	Apartment
Surface area	177 m²
Occupancy status	Occupied by the debtor (will be vacated after the transfer decree) · per the appraisal report
Deadline for offers	16/11/2026 at 12:00 · in 11 days
Auction date	17/11/2026 at 10:00
Minimum offer	€67,500
Deposit	10% of the price you offer
Minimum bid increment	€2,000
Type of sale	Judicial sale by the Court of Lucca, with online tender on the notaries' portal (Notartel)
Sale method	Mixed: you can make higher bids online or in person before the sale delegate
Proceedings	R.G. 1600/2024 · Lot 1 · Court of Lucca
Viewings and information	Sale delegate: Antonino Tumbiolo · 0583957605 · assocnotarilelucca@libero.it
Viewings and information	Court-appointed custodian: Istituto Vendite Giudiziarie di Lucca · 0583418555 · custodieivg@gmail.com

Offers due by Monday 16/11/2026 at 12:00; auction on Tuesday 17/11/2026.

Read the text of the notice

From the notice: Full ownership of a detached single-family house currently uninhabitable and in need of renovation, 177 m².

If this auction also goes unsold, the judge can usually reduce the base price (prezzo base) by up to a quarter: at the next attempt it could start from about €67,500, with a minimum offer (offerta minima) of €50,625. 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 others.

How to take part

You can bid online, with PEC and digital signature on the Public Sales Portal (Portale delle Vendite Pubbliche, PVP), or by sealed envelope at the sale delegate's office: at the auction, bids are placed in the room or remotely. Minimum offer €67,500.

Book the viewing through the Public Sales Portal, using the «Book viewing» button on the official listing: by law, requests go through there (art. 560 c.p.c.). Court-appointed custodian (custode): Istituto Vendite Giudiziarie di Lucca · 0583418555. You can call the custodian with questions about the property. Read the attached appraisal report (perizia).
Choose how to bid: online (you need PEC, digital signature and a bank transfer for the deposit (cauzione)) or in a sealed envelope at the sale delegate's office (with a banker's cheque). Deposit: 10% of the price offered, as the notice requires.
Submit your online bid through the Public Sales Portal or leave your sealed envelope with the delegate by Monday 16/11/2026 at 12:00.
Auction on Tuesday 17/11/2026 at 10:00: bids are raised in the room in front of the delegate or remotely; if you win 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 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 offered price (as the notice requires), by bank transfer if you bid online or with a banker's cheque in the envelope if you bid in person
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: €6,750 (10% of the minimum offer, as the notice requires) or €9,000 if you offer the base price
Registration tax (imposta di registro): €1,450 if it is a first home (prima casa) (2%, minimum €1,000) or €6,175 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if a company is being sold, VAT may apply: the notice will say so. If you buy as an 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: 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 €67,500: approximately €69,950-€76,175
Estimate starting from the minimum offer: monthly payment of about €232 with a 70% mortgage (€47,250) over 25 years at 3.3%; about €22,700 in savings is 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: €132,750 – €194,700

OMI values for standard homes, area “Capoluogo”, first half of 2026, normal condition, × 177 m².

What the works cost

Works	€/m²	Total for 177 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€35,400 – €70,800
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€70,800 – €141,600
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€123,900 – €230,100

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 €67,500 + taxes €6,175 + delegated professional €1,000 – €2,500	€74,675 – €76,175	€132,750 – €194,700OMI, normal condition	+€56,575 – +€120,025

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

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 €67,500, with a minimum offer from €50,625. 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 Castelnuovo di Garfagnana (63 homes on a 4+4 open-market contract, 3.9 €/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€6,149

Gross income €8,280 a year. Yield on the total cost: gross 8.4%, net 6.3%. 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 Castelnuovo di Garfagnana ↗

Area value: in OMI area B1 “Capoluogo” (central), for standard homes in normal condition, the Italian Revenue Agency gives between €750 and €1,100 per m² of gross floor area. At the starting price it costs €508 per m²: 32% below the minimum of the area. For 177 m² the area range is worth between €132,750 and €194,700. Rents in the area: 3–4.4 €/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.
3,917 homes sold in the last 4 quarters (rest of the province, LU), 41% with a mortgage. In Q2 2026: −10% on a year earlier.Italian Revenue Agency – OMI, data up to Q2 2026.
Average declared income in Castelnuovo di Garfagnana: €25,068 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€364 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.