Rho · 45 m² · Apartment

Apartment with cellar and parking space at auction in Via Olona 40, Rho, 45 m²

Via Olona 40, Rho (Milano)

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

The lot

Apartment of 45 m² with cellar and parking space in Rho: base price €89,000 (€1,978/m²), let (existing lease: check expiry and enforceability against the buyer in the appraisal report).

Type	Apartment
Surface area	45 m² (from the appraisal report)
Occupancy status	Leased (lease in place: check expiry; enforceability in the appraisal) · from the appraisal report
Deadline for offers	20/01/2027 at 13:00 · in 76 days
Auction date	21/01/2027 at 15:00
Minimum offer	€66,750
Deposit	at least 10% of the price you offer: the exact percentage is in the notice
Minimum bid increment	€1,500
Type of sale	Court sale published on the Public Sales Portal (Court of Milan)
Sale method	No online tender: sealed offers to the sale delegate or to the notary named in the notice
Proceedings	R.G.E. 402/2025 · Lot 1 · Court of Milan
Viewings and information	Sale delegate: Vittore Marciardi

Offers by Wednesday 20/01/2027 at 13:00; auction on Thursday 21/01/2027.

Read the text of the notice

From the notice: residential property on the third floor consisting of one room plus facilities and a balcony, together with an ancillary cellar room on the semi-basement level.

If this sale also receives no bids (asta deserta), the judge can generally reduce the base price by up to a quarter: at the next attempt it could start from about €66,750, with a minimum offer of €50,062. 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.

How to take part

Sealed-envelope offer to be deposited at the office of the sale delegate (delegato alla vendita) named in the notice, by Wednesday 20/01/2027 at 13:00: it is not made online. The envelope must contain the signed offer and a cashier's cheque for the deposit (cauzione). Minimum offer (offerta minima): €66,750.

Book the viewing through the Public Sales Portal (Portale Vendite Pubbliche, PVP), using the «Book viewing» button on the official listing: by law, requests go through there (art. 560 c.p.c.). For questions about the property, the contact is the sale delegate (delegato alla vendita): Vittore Marciardi. Read the attached appraisal report (perizia).
Prepare the cashier's cheque for the deposit (cauzione): the percentage is stated in the notice, often 10%, made out as stated in the notice.
Deposit the sealed envelope with the signed offer at the delegate's office by Wednesday 20/01/2027 at 13:00.
Attend the opening of the envelopes on Thursday 21/01/2027 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 terms of the notice, then the transfer decree (decreto di trasferimento) follows.

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 the viewing)

Data source: Judicial auction (official notice). Colpo d’Asta is a private service, not the official website of the sale: the notice prevails. 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 by cashier's cheque placed in the envelope: the notice sets the percentage (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): €1,435 if first home (prima casa) (2%, minimum €1,000) or €6,108 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if a business is selling, 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.
Share of the sale delegate's fee for the transfer (DM 227/2015), registration and change of ownership: approximately €1,000-€2,500
Estimated total budget starting from €66,750: approximately €69,185-€75,358
Estimate starting from the minimum offer: monthly instalment of about €229 with a 70% mortgage (€46,725) over 25 years at 3.3%; you need about €22,460 in savings: the 30% not covered by the mortgage (the deposit (cauzione) paid is part of it and is deducted from the price), the registration tax and fees; estimate with a 10% deposit
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: €83,250 – €99,000

OMI values for standard homes, area “Rho Periferia, Passirana, Terrazzano, Mazzo Milanese Lucernate - Fiera”, first half of 2026, normal condition, × 45 m².

After a full renovation: €101,250 – €123,750

OMI values for the same area, excellent condition, × 45 m².

What the works cost

Works	€/m²	Total for 45 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€9,000 – €18,000
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€18,000 – €36,000
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€31,500 – €58,500

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 €66,750 + taxes €6,108 + delegated professional €1,000 – €2,500	€73,858 – €75,358	€83,250 – €99,000OMI, normal condition	+€7,892 – +€25,142
Fully renovate and resellminimum offer €66,750 + taxes €6,108 + delegated professional €1,000 – €2,500 + works €31,500 – €58,500	€105,358 – €133,858	€101,250 – €123,750OMI, excellent condition	from −€32,608 to +€18,392

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.

History of the lot

21 January 2027€89,000
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 €66,750, with a minimum offer from €50,063. 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 Rho (558 homes on a 4+4 open-market contract, 9.7 €/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€3,894

Gross income €5,244 a year. Yield on the total cost: gross 5.4%, net 4%. 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 Rho ↗

Area value: in OMI area D1 “Rho Periferia, Passirana, Terrazzano, Mazzo Milanese Lucernate - Fiera” (outlying), for standard homes in normal condition, the Italian Revenue Agency gives between €1,850 and €2,200 per m² of gross floor area. At the starting price it costs €1,978 per m², within the values of the area. For 45 m² the area range is worth between €83,250 and €99,000. Rents in the area: 8.2–10.8 €/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.
43,571 homes sold in the last 4 quarters (rest of the province, MI), 61% with a mortgage. In Q2 2026: −1% on a year earlier.Italian Revenue Agency – OMI, data up to Q2 2026.
Average declared income in Rho: €29,590 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€360 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.