Gerano · 38 m² · Apartment

Apartment with cellar at auction in Via del Pisciarello 7, Gerano, 38 m²

Via del Pisciarello 7, Gerano (Roma)

The photos are in the official noticeOpen the notice ↗

The lot

Apartment of 38 m² with cellar in Gerano: base price €44,376 (€1,168/m²).

Type	Apartment
Surface area	38 m²
Occupancy status	Not yet shown here: read the documents (links below) before bidding
Deadline for offers	09/11/2026 at 23:59 · in 4 days
Auction date	10/11/2026 at 15:00
Minimum offer	€33,282
Deposit	at least 10% of the price you offer: the exact percentage is in the notice
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. 487/2024 · Court of Tivoli
Viewings and information	Sale delegate: Andrea Felice · 3382969490 · andreafelice73@libero.it
Viewings and information	Custodian: IVG di Roma SRL · 0689569801 · pvp@visiteivgroma.it

Offers by Monday 09/11/2026 at 23:59; auction Tuesday 10/11/2026.

Read the text of the notice

From the notice: The property consists of two floors, one semi-basement and one above ground, featuring on floor S1 a cellar and bathroom, and on floor T a kitchen and terrace; on the ground floor the cellar room was used as a kitchen, living room, bathroom, anteroom and storeroom, on the first floor there is a bedroom and a terrace. Total of 38 m² cadastral surface area. The property also includes 2 arable plots with trees, totalling approximately 12,500 m².

How to take part

Online offer digitally signed and sent via certified email (PEC) on the Public Sales Portal. Minimum offer (offerta minima) €33,282.

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, document and the bank transfer for the deposit (cauzione) (the percentage is in the notice, often 10%).
Submit the online offer on the Public Sales Portal by Monday 09/11/2026 at 23:59.
Auction on Tuesday 10/11/2026 at 15:00: if you are awarded the lot, pay the balance within the terms of the notice and then the transfer decree (decreto di trasferimento).

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: court 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 paid by bank transfer before the auction: the percentage is set by the notice (often 10%, sometimes 20%), so check it before paying
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
Anyone occupying without title will be removed by the court-appointed custodian, and the timing should be factored in

What you really need

Deposit: the notice sets the percentage (often 10%, sometimes 20%): check it before making the bank transfer
Registration tax (imposta di registro): €1,100 if first home (prima casa) (2%, minimum €1,000) or €3,095 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 instead of the price: it is often 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 €33,282: approximately €35,382-€38,877
Estimate starting from the minimum offer: monthly instalment of about €114 with a mortgage at 70% (€23,297) over 25 years at 3.3%; about €12,085 in savings is 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 fees; estimate with a deposit of 10%
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: €22,800 – €32,300

OMI values for standard homes, area “Centro Abitato”, first half of 2026, normal condition, × 38 m².

What the works cost

Works	€/m²	Total for 38 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€7,600 – €15,200
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€15,200 – €30,400
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€26,600 – €49,400

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 €33,282 + taxes €3,095 + delegated professional €1,000 – €2,500	€37,377 – €38,877	€22,800 – €32,300OMI, normal condition	−€16,077 – −€5,077

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 June 2026€59,168
No bids (deserted)
10 November 2026€44,376
This sale · 25% 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 €33,282, with a minimum offer from €24,961. 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 Gerano (6 homes on a 4+4 open-market contract, 2.9 €/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€989

Gross income €1,332 a year. Yield on the total cost: gross 2.7%, net 2%. 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 Gerano ↗

Area value: in OMI area B1 “Centro Abitato” (central), for standard homes in normal condition, the Italian Revenue Agency gives between €600 and €850 per m² of gross floor area. At the starting price it costs €1,168 per m²: 37% above the maximum of the area. For 38 m² the area range is worth between €22,800 and €32,300. Rents in the area: 2.3–3.3 €/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 Gerano: €21,781 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€180 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.