Rome · 58 m² · Apartment

Apartment with cellar at auction in Via Mario Cingolani 22, Rome, 58 m²

Via Mario Cingolani 22, Roma

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

The lot

58 sq m apartment with cellar in Rome: base price €290,000 (€5,000/m²), vacant (as the notice says).

Type	Apartment
Surface area	58 sq m (from the appraisal report)
Occupancy status	Vacant · from the notice
Deadline for offers	19/11/2026 at 12:00 · in 14 days
Auction date	20/11/2026 at 12:00
Minimum offer	€290,000 (equal to the base price: this notice does not accept reduced offers)
Deposit	10% of the price you offer
Minimum bid increment	€5,000
Type of sale	Competitive sale in insolvency proceedings (Court of Rome), published on the Public Sales Portal
Sale method	No online tender: sealed offers to the sale delegate or to the notary named in the notice
Proceedings	Judicial liquidation No. 634/2021 · Lot 1 · Court of Rome
Viewings and information	Trustee (curatore): Salvatore Vittozzi · f634.2021roma@pecfallimenti.it
Viewings and information	Sale manager: Gruppo Edicom SPA · 0415369911 · info@doauction.com

Offers by Thursday 19/11/2026 at 12:00; auction Friday 20/11/2026.

Read the text of the notice

From the notice: Lot No. 1: Property located in Rome, via Mario Cingolani No. 22, consisting of an apartment on the second floor, with an attached cellar, on the basement level. Competitive online sale on the portal - Gruppo Edicom.

How to take part

Irrevocable offer in a sealed envelope to the notary indicated in the terms of sale (disciplinare) by Thursday 19/11/2026 at 12:00: not online. Deposit and documents as required by the terms of sale. Minimum offer €290,000.

This is a competitive sale run by the trustee of the proceedings: read the terms of sale (disciplinare), which set out where and how the offer must be delivered. To view the property, contact the trustee: Salvatore Vittozzi · f634.2021roma@pecfallimenti.it.
The irrevocable offer must be placed in a sealed envelope with the notary indicated in the terms of sale (by hand, by registered post or courier) by Thursday 19/11/2026 at 12:00.
If you are awarded the lot (aggiudicazione), you pay the balance within the deadlines set out in the disciplinare and sign the notarial deed (rogito) with the notary; mortgages and seizures are then cancelled by decree of the delegated judge.

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 sale website: the notice is authoritative. 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 (cauzione): 10% of the offered price, as set out in the sale rules
Balance payable under the disciplinare terms
Notary's fee for the notarial deed, payable by the buyer
Registration tax as in a normal sale; if the company in the proceedings is selling business assets, the sale may be subject to VAT (IVA): check the disciplinare
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: €29,000 (10% of the base price, as the notice requires)
Registration tax (imposta di registro): €5,900 if first home (prima casa) (2%, minimum €1,000) or €26,200 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if you are selling a business, 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 (delegato alla vendita) or the notary.
Notary's fee for the notarial deed (payable by the buyer), transcription and change of ownership: approximately €1,000-€2,500, more for higher amounts
Indicative total budget starting from €290,000: approximately €296,900–€318,700
Estimate starting from the base price: monthly instalment of about €995 with a mortgage at 70% (€203,000) over 25 years at 3.3%; about €93,900 of 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: €133,400 – €197,200

OMI values for standard homes, area “Colli Aniene-Verderocca (Via Grotta di Gregna)”, first half of 2026, normal condition, × 58 m².

What the works cost

Works	€/m²	Total for 58 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€11,600 – €23,200
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€23,200 – €46,400
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€40,600 – €75,400

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 €290,000 + taxes €26,200 + delegated professional €1,000 – €2,500	€317,200 – €318,700	€133,400 – €197,200OMI, normal condition	−€185,300 – −€120,000

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

16 April 2024€1,176,500
Outcome not published
26 July 2024€1,058,850
Outcome not published · 10% lower than the previous attempt
3 December 2024€963,554
Outcome not published · 9% lower than the previous attempt
24 July 2026€304,000
Outcome not published · 68% lower than the previous attempt
20 November 2026€290,000
This sale · 5% 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 €217,500, with a minimum offer from €163,125. 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 Rome (10,818 homes on a 4+4 open-market contract, 13.5 €/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€6,986

Gross income €9,408 a year. Yield on the total cost: gross 3%, net 2.2%. 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 Rome ↗

Area value: in OMI area D61 “Colli Aniene-Verderocca (Via Grotta di Gregna)” (outlying), for standard homes in normal condition, the Italian Revenue Agency gives between €2,300 and €3,400 per m² of gross floor area. At the starting price it costs €5,000 per m²: 47% above the maximum of the area. For 58 m² the area range is worth between €133,400 and €197,200. Rents in the area: 10–14.5 €/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.
35,743 homes sold in the last 4 quarters (provincial capital, RM), 60% with a mortgage. In Q2 2026: 0% on a year earlier.Italian Revenue Agency – OMI, data up to Q2 2026.
Average declared income in Rome: €32,501 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€1,174 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.