Via della Torretta 3, Cesano Maderno (Monza e della Brianza)
The photos are in the official noticeOpen the notice ↗Lot 2: the property is occupied under a 12-year lease signed on 13/11/2023, expiring 31/10/2035, with rent of €500 per month. The appraiser considers the rent below market (vile), meaning below the correct rent by more than one third.
«con l'importo dichiarato di Euro 72.000,00»
Lot 2: the appraiser states that the lease was signed before the attachment, so it remains enforceable against the buyer.
«il contratto è stato stipulato in data antecedente il pignoramento o la sentenza di liquidazione giudiziale»
Lot 2: the rent being charged is €500 per month, against a fair rent of €1,126.74 calculated by the appraiser.
«€ 1.126,74 x 66,66% = € 751,00 > € 500,00 stipulato che è da considerarsi quindi vile»
Lot 2: the unauthorised recovery of the attic is classified with HIGH criticality, and the appraiser considers it neither curable nor regularisable.
«L'immobile risulta non conforme e non regolarizzabile.»
Lot 2: the recovery of the attic has exceeded the maximum SLP already fully used in the building project, so the property is non-compliant and not regularisable from a planning standpoint.
«il recupero del sottotetto ha comportato il superamento»
Lot 2: the attic does not have the minimum height of 2.40 m, and the property does not comply with the occupancy certificate (agibilità), which the appraiser indicates as an essential requirement.
«Il sottotetto non presenta l'altezza minima di 2,40 m media»
Lot 2: the appraiser estimates total regularisation costs of €19,100, covering building works, technical procedures, structural design and the penalty.
«Spese di regolarizzazione delle difformità (vedi cap.8):»
Lot 2: overdue and unpaid condominium charges amount to €1,974.60 as at the date of the appraisal. The appraiser also indicates a total of arrears with partial payments of €1,450.00.
«Spese condominiali scadute ed insolute alla data della perizia:»
Lot 2: a lawsuit brought by the Condominium is ongoing over leaks in the garage driveway (corsello box), with the hearing postponed to 26.11.2025.
«che ha ad oggetto le infiltrazioni del corsello box»
Lot 2: the voluntary mortgage registered in 2008 burdens the land at Fg.1 Part.49 and is among the encumbrances to be cancelled by the proceedings.
«La formalità è riferita solamente a Foglio 1 Particella 49 ( terreno su cui è stato edificato l'edificio ).»
Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 22 of 22. Summary of 5 November 2026. Open the report ↗
Flat of 153 m² with double garage and cellar in Cesano Maderno: base price €279,940 (€1,830/m²), occupied (the notice says so).
| Type | Apartment |
|---|---|
| Surface area | 153 m² |
| Occupancy status | Occupied: who lives there and on what basis is set out in the appraisal report · from the notice |
| Deadline for offers | 26/01/2027 at 13:00 · in 82 days |
| Auction date | 28/01/2027 at 11:00 |
| Minimum offer | €209,955 |
| Deposit | at least 10% of the price you offer: the exact percentage is in the notice |
| Minimum bid increment | €1,000 |
| Type of sale | Court-ordered sale published on the Public Sales Portal (Court of Monza) |
| Sale method | Synchronous online auction: live online bidding at a fixed time |
| Proceedings | R.G.E. 374/2024 · Lot 2 · Court of Monza |
| Viewings and information | Sale delegate and court-appointed custodian: Maura Silva · 0399712961 · maurasilva@libero.it |
Offers by Tuesday 26/01/2027 at 13:00; auction on Thursday 28/01/2027.
From the notice: 2nd-floor flat with a commercial surface area of 153 m² for a 1000/1000 share, comprising: large living room, 2 rooms and accessories, with appurtenances: portion of attic and cellar, plus double garage.
If this sale also ends with 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 about €209,955, with a minimum offer (offerta minima) of €157,466. 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 others.
Online offer digitally signed and sent via certified email (PEC) on the Public Sales Portal. Minimum offer €209,955.
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.
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 the data: Court auction (official notice). Colpo d’Asta is a private service, not the official website of the sale: the notice is the binding document. Report an error or request the removal of this listing.
The items below are the general rules for this type of sale: the exact figures are in the notice linked at the bottom.
As it is: €260,100 – €313,650
OMI values for standard homes, area “Periferia”, first half of 2026, normal condition, × 153 m².
After a full renovation: €321,300 – €413,100
OMI values for the same area, excellent condition, × 153 m².
| Works | €/m² | Total for 153 m² |
|---|---|---|
| LightPainting, minor repairs, sanitary ware and doors | €200 – €400 | €30,600 – €61,200 |
| MediumBathroom, kitchen, flooring and upgrading of the systems | €400 – €800 | €61,200 – €122,400 |
| FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls | €700 – €1,300 | €107,100 – €198,900 |
Sources: idealista.it, money.it, cosedicasa.com, varesenews.it. VAT on the works, designer fees and tax incentives excluded.
| Scenario | Total cost | Resale | Margin |
|---|---|---|---|
| Resell as it isminimum offer €209,955 + taxes €18,996 + delegated professional €1,000 – €2,500 | €229,951 – €231,451 | €260,100 – €313,650OMI, normal condition | +€28,649 – +€83,699 |
| Fully renovate and resellminimum offer €209,955 + taxes €18,996 + delegated professional €1,000 – €2,500 + works €107,100 – €198,900 | €337,051 – €430,351 | €321,300 – €413,100OMI, excellent condition | from −€109,051 to +€76,049 |
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.
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 €209,955, with a minimum offer from €157,466. This is the maximum reduction, not a forecast.
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Position taken from the address in the notice: it may be approximate. © OpenStreetMap contributors, open the map.
Starting rents estimated from rental contracts registered in 2025 in Cesano Maderno (263 homes on a 4+4 open-market contract, 8.3 €/m² a month on average). Change the numbers to run your own figures.
Gross income €15,180 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.
€1,133 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.
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.
Cesano Maderno · Via San Giovanni Evangelista 14
Apartment · 37 m²
€1,000/m²
Mortgage ≈ €150 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Monza · Via Tommaseo 5
Apartment · 118 m²
€1,229/m²
Mortgage ≈ €587 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Monza · Via Vittorio Alfieri 7
Apartment · 124 m²
€2,235/m²
Mortgage ≈ €1,122 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Monza · Via San Rocco 10
Apartment · 53 m²
€1,308/m²
Mortgage ≈ €281 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
