Segni · 64 m² · Apartment

Flat with cellar at auction in Via Caratelli 28, Segni, 64 m²

Via Caratelli 28, Segni (Roma)

The photos are in the official noticeOpen the notice ↗

The lot

64 m² flat with cellar in Segni: base price €14,000 (€219/m²), vacant (the notice says so).

Type	Apartment
Surface area	64 m²
Occupancy status	Vacant · from the notice
Auction round	5°
Deadline for offers	14/12/2026 at 13:00 · in 39 days
Auction date	15/12/2026 at 15:00
Minimum offer	€10,500
Deposit	10% of the price you offer
Minimum bid increment	€700
Type of sale	Court-ordered sale published on the Public Sales Portal (Court of Velletri)
Sale method	No online tender: sealed offers to the sale delegate or to the notary named in the notice
Proceedings	R.G.E. 234/2021 · Court of Velletri
Viewings and information	Sale delegate: Manuel Macchioni · 3292950195 · manuel.macchioni@gmail.com

Bids by Monday 14/12/2026 at 13:00; auction Tuesday 15/12/2026; 5th auction round.

This is not the first sale attempt: the previous attempts ended with no bids and the base price usually falls with each attempt (by how much is stated in the notice).

Read the text of the notice

From the notice: Flat located in Segni (RM) - Via Caratelli no. 28, first floor and above, with a detached cellar on the ground floor. Three-level flat comprising entrance hall, bathroom, storage room and kitchen/dining room on the first floor, hallway and two bedrooms on the second floor, terrace/solar roof on the third floor. The property also includes a detached cellar (located on the ground floor of the building opposite the flat). The property is offered for sale with full ownership (Intera Proprietà) and is vacant.

How to take part

Sealed-envelope bid to be deposited at the office of the sale delegate named in the notice, by Monday 14/12/2026 at 13:00: not submitted online. The envelope must contain the signed bid and a cashier's cheque for the deposit (cauzione). Minimum offer (offerta minima) €10,500.

Book your viewing through the Public Sales Portal (Portale delle Vendite Pubbliche, PVP), using the «Prenota visita» button on the official listing: by law, requests go through it (art. 560 c.p.c.). For questions about the property, the contact is the sale delegate: Manuel Macchioni · 3292950195. Read the attached appraisal report (perizia).
Prepare the cashier's cheque for the deposit (10% of the offered price, as the notice requires), made out as the notice indicates.
Submit the sealed envelope containing the signed offer to the office of the sale delegate by Monday 14/12/2026 at 13:00.
Attend the opening of the envelopes on Tuesday 15/12/2026 at 15:00: if there are several offers, a bidding round is held among those present; if you win the lot, pay the balance within the deadlines set out in the notice, followed by the transfer decree.

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: judicial auction (official notice). Colpo d’Asta is a private service, not the official website of the sale: the notice takes precedence. 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 offered price (the notice requires it), with a cashier's cheque placed in the envelope
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: €1,050 (10% of the minimum offer, as the notice requires) or €1,400 if you bid the base price
Registration tax (imposta di registro): €1,100 if first home (prima casa) (2%, minimum €1,000) or €1,100 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if a business is being sold, 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 rather than the price: this is often much lower. Ask the sale delegate or the notary.
Based on the price-value (cadastral income €181.00), the tax would be approximately €1,100 for a first home / €2,153 for a second home, always including mortgage and cadastral charges: ask the sale delegate.
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 €10,500: approximately €12,600-€14,100
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: €41,600 – €60,800

OMI values for abitazioni civili, area “Centro Storico (Piazza Santa Maria)”, first half of 2026, normal condition, × 64 m².

What the works cost

Works	€/m²	Total for 64 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€12,800 – €25,600
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€25,600 – €51,200
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€44,800 – €83,200

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 €10,500 + taxes €1,100 + delegated professional €1,000 – €2,500	€12,600 – €14,100	€41,600 – €60,800OMI, normal condition	+€27,500 – +€48,200

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

23 December 2022€40,000
Outcome not published
24 November 2023€30,000
Outcome not published · 25% lower than the previous attempt
23 May 2024€24,000
Outcome not published · 20% lower than the previous attempt
15 December 2026€14,000
This sale · 42% lower than the previous attempt

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 €10,500, with a minimum offer from €7,875. 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 Segni (18 homes on a 4+4 open-market contract, 4 €/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€2,299

Gross income €3,096 a year. Yield on the total cost: gross 20.2%, net 15%. 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 B1 “Centro Storico (Piazza Santa Maria)” (centrale), for abitazioni civili in normale condition, the Italian Revenue Agency gives between €650 and €950 per m² of lorda floor area. At the starting price it costs €219 per m²: 66% below the minimum of the area. For 64 m² the area range is worth between €41,600 and €60,800. Rents in the area: 3.3–4.5 €/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 Segni: €23,843 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€57 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.