Monteflavio · 93 m² · Apartment

Apartment with garage at auction in Via della Pineta 82, Monteflavio, 93 m²

Via della Pineta 82, Monteflavio (Roma)

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

The appraisal report in brief

Occupancy and title
Single lot: at the time of access the property is found occupied by the co-owner and a relative of hers, without a lease, according to the statement of the judgment debtor.
«risultati OCCUPATI dalla sig.ra Birsanu Petronela e da una sua parente (senza contratto di locazione)»
Quote from the report (Italian), page 9 ↗
Unpaid condominium fees
Single lot: the unpaid condominium charges (quote condominiali insolute) for the last two years that remain payable by the buyer amount to €2,185.49. The synoptic table, however, gives €2,185.00.
«Le quote condominiali insolute nell’ultimo biennio che resteranno a carico dell’acquirente sono pari a € 2.185,49.»
Quote from the report (Italian), page 12 ↗
Regularisation costs
Single lot: the final value of €71,300.00 is stated net of deductions for unpaid condominium charges (condominio). The appraiser does not indicate any other regularisation costs.
«al netto delle decurtazioni per la regolarizzazione delle spese condominiali insolute è di»
Quote from the report (Italian), page 16 ↗
Planning and land-registry discrepancies
Single lot, flat: in place of the doors to the living room and the corridor there are fixed arched masonry openings. The appraiser does not say whether these can be regularised or what costs they would entail.
«ci sono aperture murarie fisse ad arco a tutto sesto»
Quote from the report (Italian), page 12 ↗
Restrictions and easements
Single lot: the property is subject to a landscape constraint (Legislative Decree 42/2004), a hydrogeological constraint, a seismic constraint, and it lies within the Z.P.S. zone.
«vincolo paesaggistico D.Lgs. 42/2004»
Quote from the report (Italian), page 10 ↗
Systems (plumbing, electrical, heating)
Single lot: the electrical system lacks a declaration of conformity, as does the heating and water system. The Attestato di Prestazione Energetica (APE) is also missing.
«Non esiste dichiarazione di conformità dell’impianto elettrico»
Quote from the report (Italian), page 11 ↗
State of repair
Single lot, flat: the appraiser rates the overall maintenance level as fair.
«Nel complesso il livello manutentivo dell’immobile risulta discreto.»
Quote from the report (Italian), page 8 ↗
Other
Single lot: a voluntary mortgage (ipoteca volontaria) dated 06/04/2011 is registered as security for a loan. However, the appraiser writes that there are no encumbrances that will remain payable by the buyer.
«Iscrizione di ipoteca volontaria in data 06/04/2011 da concessione a garanzia di mutuo»
Quote from the report (Italian), page 9 ↗
Other
Single lot, garage: the garage has a mezzanine, and on the mezzanine there is a support made of Innocenti tubing, probably present since construction, with no signs of subsidence.
«Sul soppalco si rileva la presenza di un sostegno in tubi innocenti»
Quote from the report (Italian), page 8 ↗
Other
Single lot: the property is recorded as owned half each by the co-owner and the debtor, but the seizure (pignoramento) concerns the 1/1 share.
«risulta di proprietà della Sig.ra Birsanu Petronela per i diritti in ragione di ½»
Quote from the report (Italian), page 2 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 22 of 22. Summary of 5 November 2026. Open the report ↗

The lot

Apartment of 93 m² with garage in Monteflavio: base price €30,080 (€323/m²), vacant.

Type	Apartment
Surface area	93 m²
Occupancy status	Vacant · from the Public Sales Portal
Deadline for offers	25/11/2026 at 23:59 · in 20 days
Auction date	26/11/2026 at 12:00
Minimum offer	€22,560
Deposit	10% of the price you offer
Minimum bid increment	€1,500
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. 26/2020 · Court of Tivoli
Viewings and information	Sale delegate: Marcello De Sanctis · 0774318700 · studiomdesanctis@gmail.com
Viewings and information	Court-appointed custodian: Franco Procissi · 0683751500 · immobiliare@ivgroma.it

Offers due by Wednesday 25/11/2026 at 23:59; auction on Thursday 26/11/2026.

Read the text of the notice

From the notice: Apartment with garage located in the Municipality of Monteflavio, Via della Pineta no. 82, first floor, comprising entrance hall, living room with balcony, corridor, bathroom, kitchen with balcony, two bedrooms with shared balcony, for a total commercial surface area of 93 m², plus a mezzanine box of 12 m².

How to take part

Online tender offer digitally signed and sent by certified email (PEC) on the Public Sales Portal (Portale delle Vendite Pubbliche, PVP). Minimum offer (offerta minima) €22,560.

Book the viewing through the Public Sales Portal (Portale delle Vendite Pubbliche, PVP), using the «Book viewing» button on the official listing: by law, requests go through it (art. 560 c.p.c.). Court-appointed custodian (custode): Franco Procissi · 0683751500. 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 Wednesday 25/11/2026 at 23:59.
Auction on Thursday 26/11/2026 at 12:00: if you are awarded the lot, payment 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: Judicial auction (official notice). Colpo d’Asta is a private service, not the official sale website: the notice prevails. 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

What you really need

Deposit: €2,256 (10% of the minimum offer, as the notice requires) or €3,008 if you offer the base price
Registration tax (imposta di registro): €1,100 if it is your first home (prima casa) (2%, minimum €1,000) or €2,130 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes. If a company 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 instead of the price: this is often much lower. 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 €22,560: approx. €24,660-€27,190
Estimate starting from the minimum offer: monthly instalment of about €77 with a 70% mortgage (€15,792) over 25 years at 3.3%; you need about €8,868 in savings: the 30% not covered by the mortgage (the deposit 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: €65,100 – €93,000

OMI values for standard homes, area “Centro Storico (Via Guglielmo Marconi)”, first half of 2026, normal condition, × 93 m².

What the works cost

Works	€/m²	Total for 93 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€18,600 – €37,200
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€37,200 – €74,400
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€65,100 – €120,900

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 €22,560 + taxes €2,130 + delegated professional €1,000 – €2,500	€25,690 – €27,190	€65,100 – €93,000OMI, normal condition	+€37,910 – +€67,310

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

31 January 2024€30,080
Outcome not published
26 November 2026€30,080
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 €22,560, with a minimum offer from €16,920. 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 Monteflavio (12 homes on a 4+4 open-market contract, 3.1 €/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€2,593

Gross income €3,492 a year. Yield on the total cost: gross 10.6%, net 7.9%. 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 Monteflavio ↗

Area value: in OMI area B1 “Centro Storico (Via Guglielmo Marconi)” (central), for standard homes in normal condition, the Italian Revenue Agency gives between €700 and €1,000 per m² of gross floor area. At the starting price it costs €323 per m²: 54% below the minimum of the area. For 93 m² the area range is worth between €65,100 and €93,000. Rents in the area: 3.5–4.8 €/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 Monteflavio: €23,227 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€122 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.