Ariccia · 127.9 m² · Apartment

Flat with garage at auction in Via Prataro 11, Ariccia, 127 m²

Via Prataro 11, Ariccia (Roma)

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

The appraisal report in brief

Occupancy and title
Single lot: the property is inhabited by the spouse/widow of the judgment debtor, who died in 2019; the appraiser does not indicate an occupancy title.
«Ad oggi l'appartamento è abitato dal coniuge superstite.»
Quote from the report (Italian), page 5 ↗
Occupancy and title
Single lot: the appraiser reports that forced access was not carried out and that the inspections took place by mutual agreement with the occupant.
«Per il bene in questione non è stato effettuato un accesso forzoso.»
Quote from the report (Italian), page 4 ↗
Planning and land-registry discrepancies
Single lot: differences have been found between the approved plan and the actual state; the appraiser considers them not regularisable in the current state.
«Le suddette difformità, allo stato attuale non possono essere sanate o regolarizzate.»
Quote from the report (Italian), page 13 ↗
Unauthorised building works
Single lot: the apartment appears to have been extended by about 20.50 m² compared with the approved plan, presumably without a building permit.
«un aumento della dimensione in pianta dell'appartamento di circa 20.50 mq;»
Quote from the report (Italian), page 12 ↗
Unauthorised building works
Single lot: ceiling heights have been reduced compared with the plan, with loss of the minimum requirements for habitability according to the appraiser.
«comporta anche la mancanza dei requisiti minimi per l'ottenimento dell'agibilità»
Quote from the report (Italian), page 13 ↗
Systems (plumbing, electrical, heating)
Single lot: there are no compliance certificates for the electrical, heating and water systems, nor for the APE.
«Non esiste la dichiarazione di conformità dell'impianto elettrico.»
Quote from the report (Italian), page 12 ↗
State of repair
Single lot: the property is not in perfect state of maintenance, with traces of condensation on the ceiling and deteriorated wooden window frames.
«tracce di condensa sul soffitto;»
Quote from the report (Italian), page 8 ↗
Regularisation costs
Single lot: the appraiser does not quantify regularisation costs because the non-conformities cannot be regularised; a 10% reduction is applied to the value for non-conformities and maintenance.
«si è ritenuto di dover apportare una riduzione pari al 10% del valore calcolato.»
Quote from the report (Italian), page 15 ↗
Other
Single lot: the 50% share is held by a spouse other than the judgment debtor, while the sale is for full ownership 1/1; the appraiser reports the discrepancy.
«dovrebbe appartenere a quest'ultimo solo per la quota del 50%»
Quote from the report (Italian), page 5 ↗
Other
Single lot: the appraiser notes that the APE is essential at the time of the award of the property.
«Tale documento sarà però indispensabile al momento dell'assegnazione del bene.»
Quote from the report (Italian), page 15 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 18 of 18. Summary of 5 November 2026. Open the report ↗

The lot

Flat of 127 m² with garage in Ariccia: base price €207,300 (€1,620/m²), vacant (as the notice says).

Type	Apartment
Surface area	127 m²
Occupancy status	Vacant · from the notice
Deadline for offers	11/01/2027 at 23:59 · in 67 days
Auction date	12/01/2027 at 10:00
Minimum offer	€155,475
Deposit	10% of the price you offer
Minimum bid increment	€8,000
Type of sale	Court-ordered sale published on the Public Sales Portal (Court of Velletri)
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	R.G.E. 434/2024 · Court of Velletri
Viewings and information	Sale delegate: Giovanna Cipriani · 069325230 · avv.giovannacipriani@gmail.com
Viewings and information	Custodian: IVG di Roma SRL · 0689569801 · pvp@visiteivgroma.it

Offers due by Monday 11/01/2027 at 23:59; auction Tuesday 12/01/2027.

Read the text of the notice

From the notice: Flat located on the fourth and top floor of a larger building made up of 9 homes and 5 garages, in a fairly central position in the town of Ariccia, a few hundred metres from Via Appia, in the immediate vicinity of the hospital and close to shops and supermarkets of all kinds. Attic ceiling as per the appraisal report (perizia).

If this auction also receives no bids (asta deserta), the judge can usually reduce the base price (prezzo base) by up to a quarter: at the next attempt it could start from around €155,475, with a minimum offer (offerta minima) of €116,606. 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

Online offer digitally signed and sent via PEC (certified email) to the Public Sales Portal (Portale delle Vendite Pubbliche, PVP). Minimum offer (offerta minima) €155,475.

Book the viewing through the Public Sales Portal, using the «Book viewing» button on the official listing: by law, requests must go through there (art. 560 c.p.c.). Custodian: IVG di Roma SRL · 0689569801. You can call the custodian with questions about the property. The appraisal report (perizia) is not among the Portal's attachments: ask the sale delegate or the custodian for it; it is free of charge.
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 Monday 11/01/2027 at 23:59.
Auction Tuesday 12/01/2027 at 10:00: if you are the successful bidder, pay the balance within the terms of the notice and then the transfer decree.

The appraisal report is not published with the notice: before bidding, ask the sale delegate or the custodian for it (it is free of charge), or find it on the publicity websites listed in the official listing.

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 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: 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: €15,548 (10% of the minimum offer, as the notice requires) or €20,730 if you offer the base price
Registration tax (imposta di registro): €3,210 if it is your first home (prima casa, 2%, minimum €1,000) or €14,093 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if a business 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 less. 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 €155,475: around €159,685–€172,068
Estimate starting from the minimum offer: monthly instalment of about €533 with a 70% mortgage (€108,832) over 25 years at 3.3%; about €50,852 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: €127,940 – €191,910

OMI values for standard homes, area “Centro Abitato (Piazza della Repubblica)”, first half of 2026, normal condition, × 128 m².

What the works cost

Works	€/m²	Total for 128 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€25,588 – €51,176
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€51,176 – €102,352
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€89,558 – €166,322

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 €155,475 + taxes €14,093 + delegated professional €1,000 – €2,500	€170,568 – €172,068	€127,940 – €191,910OMI, normal condition	from −€44,128 to +€21,342

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

12 January 2027€207,300
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 €155,475, with a minimum offer from €116,606. 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 Ariccia (53 homes on a 4+4 open-market contract, 6.5 €/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€7,432

Gross income €10,008 a year. Yield on the total cost: gross 4.4%, net 3.3%. 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 Ariccia ↗

Area value: in OMI area B1 “Centro Abitato (Piazza della Repubblica)” (central), for standard homes in normal condition, the Italian Revenue Agency gives between €1,000 and €1,500 per m² of gross floor area. At the starting price it costs €1,620 per m²: 8% above the maximum of the area. For 127.9 m² the area range is worth between €127,940 and €191,910. Rents in the area: 4.3–6.3 €/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 Ariccia: €26,191 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€839 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.