Guidonia Montecelio · 84 m² · Apartment

Apartment with cellar at auction in Via Aniene 5, Guidonia Montecelio, 84 m²

Via Aniene 5, Guidonia Montecelio (Roma)

The photos are in the official noticeOpen the notice ↗

The lot

84 m² apartment with cellar in Guidonia Montecelio: base price €55,000 (€655/m²), vacant (as stated in the notice).

Type	Apartment
Surface area	84 m²
Occupancy status	Vacant · from the notice
Deadline for offers	08/12/2026 at 23:59 · in 33 days
Auction date	09/12/2026 at 15:00
Minimum offer	€41,250
Deposit	10% of the price you offer
Minimum bid increment	€2,000
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. 295/2025 · Court of Tivoli
Viewings and information	Sale delegate: Federica Campeti · 064402229 · federica.campeti@libero.it
Viewings and information	Court-appointed custodian: IVG di Roma S.R.l. · 0689569801 · pvp@visiteivgroma.it

Offers due by Tuesday 08/12/2026 at 23:59; auction on Wednesday 09/12/2026.

Read the text of the notice

From the notice: apartment located in Guidonia Montecelio (RM), via Aniene no. 5, floor 2, int. 4, with a usable area of about 84 m², plus 2 balconies of about 41 m² and a cellar on the ground floor of about 3.90 m². The apartment is vacant and partially demolished, meaning the external window frames, the tiles in the bathroom and kitchen, the sanitary ware and the sockets and switches of the electrical system are missing. The ground-floor cellar is accessible from the condominium staircase.

If this sale also receives no bids (asta deserta), as a rule the judge can reduce the base price by up to a quarter: at the next attempt it could start from around €41,250, with a minimum offer from €30,938. 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

Online offer digitally signed and sent by certified email (PEC) via the Public Sales Portal. Minimum offer (offerta minima) €41,250.

Book the viewing via the Public Sales Portal, using the «Prenota visita» button on the official listing: by law, requests go through there (art. 560 c.p.c.). Custodian: IVG di Roma S.R.l. · 0689569801. You can call the custodian with questions about the property. The appraisal report (perizia) is not among the attachments on the Portal: 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 Tuesday 08/12/2026 at 23:59.
Auction on Wednesday 09/12/2026 at 15:00: if you win the lot, 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)

Source of the data: Judicial auction (official notice). Colpo d’Asta is a private service, not the official sale website: the notice is authoritative. 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: €4,125 (10% of the minimum offer, as the notice requires) or €5,500 if you bid the base price
Registration tax (imposta di registro): €1,100 if first home (prima casa) (2%, minimum €1,000) or €3,812 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 will say 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: often it is much lower. 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 €41,250: about €43,350-€47,562
Estimate starting from the minimum offer (offerta minima): monthly instalment of about €141 with a 70% mortgage (€28,875) over 25 years at 3.3%; you need about €14,475 in savings: the 30% not covered by the mortgage (the deposit paid, cauzione, 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: €109,200 – €163,800

OMI values for abitazioni civili, area “Guidonia Centro-Colle Fiorito”, first half of 2026, normal condition, × 84 m².

What the works cost

Works	€/m²	Total for 84 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€16,800 – €33,600
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€33,600 – €67,200
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€58,800 – €109,200

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 €41,250 + taxes €3,812 + delegated professional €1,000 – €2,500	€46,062 – €47,562	€109,200 – €163,800OMI, normal condition	+€61,638 – +€117,738

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

9 December 2026€55,000
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 €41,250, with a minimum offer from €30,938. 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 Guidonia Montecelio (201 homes on a 4+4 open-market contract, 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€5,204

Gross income €7,008 a year. Yield on the total cost: gross 11.7%, net 8.7%. 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

Area value: in OMI area D1 “Guidonia Centro-Colle Fiorito” (periferica), for abitazioni civili in normale condition, the Italian Revenue Agency gives between €1,300 and €1,950 per m² of lorda floor area. At the starting price it costs €655 per m²: 50% below the minimum of the area. For 84 m² the area range is worth between €109,200 and €163,800. Rents in the area: 6.3–9.3 €/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 Guidonia Montecelio: €24,075 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€223 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.