Rho · 111 m² · Apartment

Flat with box at auction in Piazza Caduti per la Patria 13, Rho, 111 m²

Piazza Caduti per la Patria 13, Rho (Milano)

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

The lot

Flat of 111 m² with box in Rho: base price €235,500 (€2,122/m²), occupied by the debtor (the notice says so).

Type	Apartment
Surface area	111 m²
Occupancy status	Occupied by the debtor (vacated after the transfer decree) · from the notice
Deadline for offers	16/12/2026 at 13:00 · in 41 days
Auction date	17/12/2026 at 10:00
Minimum offer	€176,625
Deposit	10% of the price you offer
Minimum bid increment	€3,000
Type of sale	Competitive sale in insolvency proceedings (Court of Milan), published on the Public Sales Portal
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	Judicial liquidation no. 728/2025 · Court of Milan
Viewings and information	Trustee: Michele Petriello · 027788751 · michele.petriello@lcalex.it
Viewings and information	Sale operator: SPA Gruppo Edicom · 0415369911 · info@doauction.com

Offers due by Wednesday 16/12/2026 at 13:00; auction on Thursday 17/12/2026.

Read the text of the notice

From the notice: Full ownership 1/1 of a residential unit (flat) in Rho (MI), Piazza Caduti per la Patria no. 13, ground floor, with exclusive garden, and garage/box in Rho (MI), Piazza Caduti per la Patria no. 9, level S1, with an approximate total commercial floor area of 111 m².

If this auction also ends with no bids (asta deserta), as a rule the judge may reduce the base price (prezzo base) by up to a quarter: at the next attempt it could start from around €176,625, with a minimum offer (offerta minima) of €132,469. 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

Irrevocable offer as the terms of sale require, online on the Public Sales Portal or on the website of the sale operator. Minimum offer (offerta minima) €176,625.

This is a competitive sale managed by the trustee of the proceedings: read the terms of sale (disciplinare), which set out where and how the offer must be submitted. To view the property, contact the trustee: Michele Petriello · 027788751.
The irrevocable offer is submitted as set out in the sale rules, online on the Public Sales Portal or on the website of the sale manager by Wednesday 16/12/2026 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 a 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 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 (cauzione): 10% of the offered price, as set out in the sale rules
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: € 17,662 (10% of the minimum offer, as the notice requires) or € 23,550 if you offer the base price
Registration tax (imposta di registro): € 3,632 if first home (2%, minimum € 1,000) or € 15,996 in other cases (9%, minimum € 1,000), already including € 100 of mortgage and cadastral taxes; if the seller is a business, 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 sale price: often it is much less. Ask the sale delegate 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 € 176,625: approx. € 181,257-€ 195,121
Estimate starting from the minimum offer: monthly instalment of about € 606 with a mortgage at 70% (€ 123,637) over 25 years at 3.3%; about € 57,620 of savings needed: 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: €205,350 – €244,200

OMI values for standard homes, area “Rho Periferia, Passirana, Terrazzano, Mazzo Milanese Lucernate - Fiera”, first half of 2026, normal condition, × 111 m².

After a full renovation: €249,750 – €305,250

OMI values for the same area, excellent condition, × 111 m².

What the works cost

Works	€/m²	Total for 111 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€22,200 – €44,400
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€44,400 – €88,800
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€77,700 – €144,300

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 €176,625 + taxes €15,996 + delegated professional €1,000 – €2,500	€193,621 – €195,121	€205,350 – €244,200OMI, normal condition	+€10,229 – +€50,579
Fully renovate and resellminimum offer €176,625 + taxes €15,996 + delegated professional €1,000 – €2,500 + works €77,700 – €144,300	€271,321 – €339,421	€249,750 – €305,250OMI, excellent condition	from −€89,671 to +€33,929

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

17 December 2026€235,500
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 €176,625, with a minimum offer from €132,469. 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 Rho (558 homes on a 4+4 open-market contract, 9.7 €/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€9,615

Gross income €12,948 a year. Yield on the total cost: gross 5%, net 3.7%. 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 Rho ↗

Area value: in OMI area D1 “Rho Periferia, Passirana, Terrazzano, Mazzo Milanese Lucernate - Fiera” (outlying), for standard homes in normal condition, the Italian Revenue Agency gives between €1,850 and €2,200 per m² of gross floor area. At the starting price it costs €2,122 per m², within the values of the area. For 111 m² the area range is worth between €205,350 and €244,200. Rents in the area: 8.2–10.8 €/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.
43,571 homes sold in the last 4 quarters (rest of the province, MI), 61% with a mortgage. In Q2 2026: −1% on a year earlier.Italian Revenue Agency – OMI, data up to Q2 2026.
Average declared income in Rho: €29,590 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€953 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.