Tarquinia · 71 m² · Apartment

Apartment at auction in Vicolo Segreto 17, Tarquinia, 71 m²

Vicolo Segreto 17, Tarquinia (Viterbo)

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

The appraisal report in brief

Other
Single lot: the appraiser lists a mortgage registration in renewal dated 23/08/2024, arising from a voluntary mortgage granted as security for a mutuo fondiario loan, among the encumbrances found against the debtor.
«IPOTECA DI RINNOVAZIONE derivante da IPOTECA VOLONTARIA PER CONCESSIONE A GARANZIA DI MUTUO FONDIARIO»
Quote from the report (Italian), page 9 ↗
Other
Single lot: the appraiser writes that the property has no record of a certificate of habitability (dichiarazione di agibilità).
«Non risulta l’esistenza di dichiarazione di agibilità»
Quote from the report (Italian), page 13 ↗
Unauthorised building works
Single lot: the appraiser writes that no breaches of urban planning and building regulations were found, and that the Comune has not produced any building permits for the party in question.
«non sono emersi Titoli Edilizi inerenti la richiesta del sottoscritto CTU»
Quote from the report (Italian), page 6 ↗
Planning and land-registry discrepancies
Single lot: compared with the cadastral plan, the appraiser notes a small window in the shower area of the bathroom and advises closing it, allowing for the costs of restoration.
«l’esistenza di una minuscola “finestrina” alta e senza possibilità d’affaccio nel vano doccia del bagno»
Quote from the report (Italian), page 13 ↗
Regularisation costs
Single lot: the appraiser allows a deduction of €500 for restoration works, with a round market value of €117,000 and a final estimate of €116,500.
«Opere per ripristino € 500,000»
Quote from the report (Italian), page 17 ↗
State of repair
Single lot: the appraiser notes visible water seepage in the far part of the bathroom ceiling, probably due to rainwater.
«E’ visibile una infiltrazione nella parte finale del soffitto del bagno»
Quote from the report (Italian), page 11 ↗
State of repair
Single lot: the appraiser writes that, even though the flat appears to be in use, its current state requires extraordinary maintenance works to upgrade systems, finishes and technologies.
«evidenzia la necessità di interventi di manutenzione straordinaria»
Quote from the report (Italian), page 12 ↗
Systems (plumbing, electrical, heating)
Single lot: the appraiser reports that, according to what Mr De Angelis communicated during the inspection, the heating system was not working, even though radiators are present.
«in sede di sopralluogo il Sig. De Angelis ha comunicato che l’impianto non era funzionante»
Quote from the report (Italian), page 12 ↗
Restrictions and easements
Single lot: the appraiser writes that the property falls within an area subject to landscape restrictions (PTPR).
«L’immobile ricade in area con vincolo paesaggistico (PTPR)»
Quote from the report (Italian), page 14 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 33 of 36: the rest of the report was not read. Summary of 5 November 2026. Open the report ↗

The lot

71 m² apartment in Tarquinia: base price €65,531 (€923/m²), occupied by the debtor (as the notice states).

Type	Apartment
Surface area	71 m² (from the appraisal report)
Occupancy status	Occupied by the debtor (vacated after the transfer decree) · from the notice
Deadline for offers	11/12/2026 at 13:00 · in 36 days
Auction date	14/12/2026 at 09:30
Minimum offer	€49,148
Deposit	10% of the price you offer
Minimum bid increment	€2,000
Type of sale	Court sale published on the Public Sales Portal (Court of Civitavecchia)
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	R.G.E. 209/2023 · Lot 0 · Court of Civitavecchia
Viewings and information	Sale delegate: Francesco Serpa · 076623698 · francescoserpa76@gmail.com

Offers due by Friday 11/12/2026 at 13:00; auction on Monday 14/12/2026.

Read the text of the notice

From the notice: Property located in Tarquinia, Vicolo Segreto, no. 17 and specifically: apartment on the first floor, with a cadastral surface of 104 square metres (one hundred and four), bordering Vicolo Segreto, with communal open space of the condominium, Via dell'Orfanotrofio, unless otherwise stated, and also a storage room on the ground floor.

If this sale also goes with 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 €49,148, with a minimum offer (offerta minima) of €36,861. 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 someone else. Auction with no bids (asta deserta) is the term for this situation.

How to take part

Online offer digitally signed via PEC on the Public Sales Portal (Portale delle Vendite Pubbliche). Minimum offer (offerta minima): €49,148.

Book the viewing from the Public Sales Portal (Portale delle Vendite Pubbliche, PVP), using the «Book viewing» button in the official listing: by law, requests go through there (art. 560 c.p.c.). For questions about the property, the contact is the sale delegate (delegato alla vendita): Francesco Serpa · 076623698. 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 Friday 11/12/2026 at 13:00.
Auction on Monday 14/12/2026 at 09:30: if you are awarded 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 the viewing)

Source of data: Court 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 (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: €4,915 (10% of the minimum offer, as the notice requires) or €6,553 if you offer the base price
Registration tax: €1,100 if first home (2%, minimum €1,000) or €4,523 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes (imposta di registro, prima casa); if a business is selling, VAT may apply: the notice says so. If you are buying 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: often it is much less. Ask the 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 €49,148: approx. €51,248-€56,171
Estimate starting from the minimum offer: monthly instalment of about €169 with a 70% mortgage (€34,404) over 25 years at 3.3%; about €16,845 in savings 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: €85,200 – €106,500

OMI values for standard homes, area “Centro Storico”, first half of 2026, normal condition, × 71 m².

After a full renovation: €106,500 – €149,100

OMI values for the same area, excellent condition, × 71 m².

What the works cost

Works	€/m²	Total for 71 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€14,200 – €28,400
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€28,400 – €56,800
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€49,700 – €92,300

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 €49,148 + taxes €4,523 + delegated professional €1,000 – €2,500	€54,672 – €56,172	€85,200 – €106,500OMI, normal condition	+€29,028 – +€51,828
Fully renovate and resellminimum offer €49,148 + taxes €4,523 + delegated professional €1,000 – €2,500 + works €49,700 – €92,300	€104,372 – €148,472	€106,500 – €149,100OMI, excellent condition	from −€41,972 to +€44,728

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.

History of the lot

14 December 2026€65,531
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 €49,148, with a minimum offer from €36,861. 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 Tarquinia (42 homes on a 4+4 open-market contract, 5.4 €/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€3,422

Gross income €4,608 a year. Yield on the total cost: gross 6.4%, net 4.8%. 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 Tarquinia ↗

Area value: in OMI area B1 “Centro Storico” (central), for standard homes in normal condition, the Italian Revenue Agency gives between €1,200 and €1,500 per m² of gross floor area. At the starting price it costs €923 per m²: 23% below the minimum of the area. For 71 m² the area range is worth between €85,200 and €106,500. Rents in the area: 4.5–5.4 €/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.
3,554 homes sold in the last 4 quarters (rest of the province, VT), 30% with a mortgage. In Q2 2026: −1% on a year earlier.Italian Revenue Agency – OMI, data up to Q2 2026.
Average declared income in Tarquinia: €23,495 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€265 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.