Roncobello · 87 m² · Apartment

Apartment with garage at auction in Via Oro 10, Roncobello (frazione Baresi), 87 m²

Via Oro 10, Roncobello (Bergamo)

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

The appraisal report in brief

Occupancy and title
Lot 3: at the time of the inspection the property was vacant.
«STATO DI POSSESSO AL MOMENTO DEL SOPRALLUOGO: Libero»
Quote from the report (Italian), page 3 ↗
Planning and land-registry discrepancies
Lot 3: the Municipality found no building permits concerning the apartment. The appraiser writes that the building is of ancient construction and presumably dates from a period when no authorisation measures were required.
«non sono state rinvenute pratiche edilizie relative all'immobile abitativo oggetto di stima»
Quote from the report (Italian), page 19 ↗
Planning and land-registry discrepancies
Lot 3: for compliance, the appraiser used only the cadastral floor plan, and writes that there is a substantial match with the current state.
«rispetto alla quale si è riscontrata una sostanziale corrispondenza»
Quote from the report (Italian), page 19 ↗
Restrictions and easements
Lot 3: according to the PGT, the property falls within the zone 'Nuclei di antica formazione - tessuti storici consolidati', grade 3, with an obligation to preserve the external envelope.
«edifici soggetti a obbligo conservazione involucro esterno»
Quote from the report (Italian), page 19 ↗
State of repair
Lot 3: the appraiser states general maintenance conditions as fair or good, taking into account that this is a second home used for holidays. The entrance door, external protections and internal window frames are rated mediocre or below average.
«Condizioni generali di manutenzione: discrete/buone»
Quote from the report (Italian), page 16 ↗
Systems (plumbing, electrical, heating)
Lot 3: there is no heating system. The electrical system is presumed to comply, but its functionality must be checked. Hot water is produced by a 50-litre electric boiler, rated below average.
«idrico: produzione acqua calda mediante boiler»
Quote from the report (Italian), page 21 ↗
Other
Lot 3: the appraiser writes that the property is not divisible. The sale concerns two 1/2 shares of full ownership.
«IL BENE NON E' DIVISIBILE»
Quote from the report (Italian), page 14 ↗
Regularisation costs
Lot 3: the appraiser states costs of regularising the irregularities of €0.
«Spese di regolarizzazione delle difformità (vedi cap.8)»
Quote from the report (Italian), page 14 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 32 of 58: the rest of the report was not read. Summary of 5 November 2026. Open the report ↗

The lot

Apartment of 87 m² with garage in Roncobello, Baresi hamlet: base price €65,000 (€747/m²), occupied (as the notice states).

Type	Apartment
Surface area	87 m²
Occupancy status	Occupied: who lives there and on what basis is set out in the appraisal report · from the notice
Deadline for offers	09/12/2026 at 13:00 · in 34 days
Auction date	11/12/2026 at 15:00
Minimum offer	€48,750
Deposit	at least 10% of the price you offer: the exact percentage is in the notice
Minimum bid increment	€1,000
Type of sale	Competitive sale in insolvency proceedings (Court of Monza), published on the Public Sales Portal
Sale method	Synchronous online auction: live online bidding at a fixed time
Proceedings	Controlled liquidation no. 43/2024 · Lot 3 · Court of Monza
Viewings and information	Liquidator: Joel Giuliani · 3270923233 · joel.giuliani@outlook.it

Offers due by Wednesday 09/12/2026 at 13:00; auction on Friday 11/12/2026.

Read the text of the notice

From the notice: Apartment with garage in the Comune of Roncobello (BG), via Oro no. 10, Baresi hamlet, surface area of approximately 87.00 m². Two-room unit with triple aspect, located on the ground/raised floor (relative to the road level) of a small old building of 3 floors in total, comprising: living room/kitchen, bedroom, dressing room/storage room, bathroom plus small balcony.

If this sale also gets no bids, the judge can as a rule reduce the base price (prezzo base) by up to a quarter: at the next attempt it could start from around €48,750, with a minimum offer (offerta minima) of €36,562. 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 someone else.

How to take part

Irrevocable offer as indicated in the sale terms, online on the Public Sales Portal (Portale delle Vendite Pubbliche, PVP) or on the website of the sale operator. Minimum offer €48,750.

This is a competitive sale managed by the liquidator of the proceedings: read the sale rules, which set out where and how the offer is submitted. To visit the property contact the liquidator: Joel Giuliani · 3270923233.
The irrevocable offer is submitted as set out in the terms of sale, online on the Public Sales Portal or on the website of the sale operator by Wednesday 09/12/2026 at 13:00.
If you are awarded the lot (aggiudicazione), you pay the balance within the deadlines set out in the disciplinare and sign the notarial deed (rogito) with the notary; mortgages and seizures are then cancelled by decree of the delegated judge.

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: court auction (official notice). Colpo d’Asta is a private service, not the official website of the sale: 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: the percentage and the payment method are set out in the disciplinare; check them before you bid
Balance payable under the disciplinare terms
Notary's fee for the notarial deed, payable by the buyer
Registration tax as in a normal sale; if the company in the proceedings is selling business assets, the sale may be subject to VAT (IVA): check the disciplinare
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: the notice sets the percentage (often 10%, sometimes 20%): check it before making the bank transfer
Registration tax (imposta di registro): €1,100 if it is a first home (prima casa) (2%, minimum €1,000) or €4,488 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: it is often much lower. Ask the sale delegate (delegato alla vendita) or the notary.
Notary's fee for the notarial deed (payable by the buyer), transcription and change of ownership: approximately €1,000-€2,500, more for higher amounts
Indicative total budget starting from €48,750: approximately €50,850-€55,738
Estimate starting from the minimum offer: monthly instalment of about €167 with a mortgage at 70% (€34,125) over 25 years at 3.3%; about €16,725 of savings needed: the 30% not covered by the mortgage (the deposit paid is part of this and is deducted from the price), the tax and the fees; estimate assuming a deposit of 10%
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: €76,560 – €95,700

OMI values for standard homes, area “Centro Abitato”, first half of 2026, normal condition, × 87 m².

What the works cost

Works	€/m²	Total for 87 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€17,400 – €34,800
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€34,800 – €69,600
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€60,900 – €113,100

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 €48,750 + taxes €4,488 + delegated professional €1,000 – €2,500	€54,238 – €55,738	€76,560 – €95,700OMI, normal condition	+€20,822 – +€41,462

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

11 December 2026€65,000
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 €48,750, with a minimum offer from €36,563. This is the maximum reduction, not a forecast.

Where it is

If you rent it out

Starting rents estimated from rental contracts registered in 2023 in Roncobello (5 homes on a 4+4 open-market contract, 2.8 €/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€2,130

Gross income €2,868 a year. Yield on the total cost: gross 4%, net 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 Roncobello ↗

Area value: in OMI area B1 “Centro Abitato” (central), for standard homes in normal condition, the Italian Revenue Agency gives between €880 and €1,100 per m² of gross floor area. At the starting price it costs €747 per m²: 15% below the minimum of the area. For 87 m² the area range is worth between €76,560 and €95,700. Rents in the area: 3.2–4 €/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.
14,949 homes sold in the last 4 quarters (rest of the province, BG), 49% with a mortgage. In Q2 2026: −3% on a year earlier.Italian Revenue Agency – OMI, data up to Q2 2026.
Average declared income in Roncobello: €23,955 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€263 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.