Pomezia · 66 m² · Apartment

Flat with garage at auction in Via Starrabba di Rudinì 22, Pomezia, 66 m²

Via Starrabba di Rudinì 22, Pomezia (Roma)

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

The appraisal report in brief

Occupancy and title
Single lot, Property 1 (apartment): the appraiser writes that the property is occupied by third parties without title. At the time of access with the court-appointed custodian, the debtor spouses are recorded as residents.
«L'immobile risulta occupato da terzi senza titolo.»
Quote from the report (Italian), page 11 ↗
Unpaid condominium fees
Single lot, Property 1 (apartment): the appraiser writes that no outstanding charges appear in the condominium statements, but the debtor declares arrears of about €250. The outstanding charges for the two years before the transfer decree remain the responsibility of the successful bidder.
«Saranno pertanto a carico dell'aggiudicatario, gli eventuali oneri che dovessero risultare pendenti nei due anni antecedenti al decreto di trasferimento.»
Quote from the report (Italian), page 15 ↗
Unpaid condominium fees
Single lot, Property 2 (garage): the condominium statements show outstanding charges of about €98. The debtor also declares arrears of about €250, and outstanding charges for the two years before the decree remain the responsibility of the successful bidder.
«risultano oneri pendenti per l'immobile pari a circa € 98»
Quote from the report (Italian), page 15 ↗
Restrictions and easements
Single lot, both properties: the appraiser writes that there are condominium constraints or charges that will remain the responsibility of the buyer.
«Sono presenti vincoli od oneri condominiali che resteranno a carico dell'acquirente.»
Quote from the report (Italian), page 15 ↗
Restrictions and easements
Single lot, Property 1 (apartment): the properties were acquired subject to acceptance of the conditions of the rules of the condominium (building owners' association), and the development agreement for the subdivision plan has been signed. These restrictions pass to the buyer.
«accettato per se e per i futuri aventi causa, le condizioni di cui al regolamento di condominio»
Quote from the report (Italian), page 9 ↗
Restrictions and easements
Single lot, Property 1 (apartment): the property is sold in its current state, with all appurtenances and active and passive easements, including those relating to systems, pipes, flues and drains serving also the condominium.
«L'immobile viene venduto come nello stato di fatto con tutte le dipendenze e servitù attive e passive»
Quote from the report (Italian), page 10 ↗
Restrictions and easements
Single lot, both properties: the entire area is subject to seismic constraint type 2B, and the properties fall within zone G3 of the PRG.
«L'intero territorio ove ricade l'immobile è soggetto a vincolo sismico di tipo 2B»
Quote from the report (Italian), page 13 ↗
Systems (plumbing, electrical, heating)
Single Lot, Property 2 (garage): among the declarations of conformity there is only the one for the electrical system. For the garage, those for the water and heating systems are not indicated.
«Esiste la dichiarazione di conformità dell'impianto elettrico.»
Quote from the report (Italian), page 14 ↗
Other
Single lot: for the adverse encumbrances and the twenty-year title check, the appraiser refers to the notarial certificate and to the report of the sale delegate, without listing them in the appraisal report.
«Per l'esame in oggetto si rimanda alla certificazione notarile ed alla relazione del professionista delegato agli esami preliminari.»
Quote from the report (Italian), page 13 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 19 of 19. Summary of 5 November 2026. Open the report ↗

The lot

Flat of 66 m² with garage in Pomezia: base price €121,500 (€1,841/m²), vacant (as stated in the notice).

Type	Apartment
Surface area	66 m²
Occupancy status	Vacant · from the notice
Deadline for offers	20/01/2027 at 23:59 · in 76 days
Auction date	21/01/2027 at 10:00
Minimum offer	€91,125
Deposit	10% of the price you offer
Minimum bid increment	€4,000
Type of sale	Court-ordered sale published on the Public Sales Portal (Court of Velletri)
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	R.G.E. 128/2025 · Court of Velletri
Viewings and information	Sale delegate and court-appointed custodian: Alessandra Caracci · avv.caracci@alice.it

Offers by Wednesday 20/01/2027 at 23:59; auction on Thursday 21/01/2027.

Read the text of the notice

From the notice: Ground-floor flat comprising dining room/living room with kitchenette, one bedroom, hallway, one bathroom, with attached uncovered area and level porch, for a total surface area of 66 m². Garage on level S1.

How to take part

Online offer digitally signed and sent by PEC (certified email) on the Public Sales Portal (Portale delle Vendite Pubbliche, PVP). Minimum offer (offerta minima): €91,125.

Book the viewing via the Public Sales Portal (Portale delle Vendite Pubbliche, PVP), using the «Book viewing» button on the official listing: by law, requests must go through there (art. 560 c.p.c.). Court-appointed custodian (custode): Alessandra Caracci · avv.caracci@alice.it. You can write to the custodian with questions about the property. Read the attached appraisal report (perizia).
Prepare PEC, digital signature, ID document and the bank transfer for the deposit (10% of the price you offer, as the notice requires).
Submit your online offer on the Public Sales Portal by Wednesday 20/01/2027 at 23:59.
Auction on Thursday 21/01/2027 at 10:00: if you are awarded the lot, pay the balance within the terms of the notice and then 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 the viewing)

Source of data: Court 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 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: €9,112 (10% of the minimum offer, as the notice requires) or €12,150 if you offer the base price
Registration tax (imposta di registro): €1,922 if first home (prima casa) (2%, minimum €1,000) or €8,301 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 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 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 €91,125: approximately €94,047–€101,926
Estimate starting from the minimum offer: monthly instalment of about €313 with a mortgage covering 70% (€63,787) over 25 years at 3.3%; you need about €30,260 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 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: €99,000 – €148,500

OMI values for standard homes, area “Periferia”, first half of 2026, normal condition, × 66 m².

What the works cost

Works	€/m²	Total for 66 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€13,200 – €26,400
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€26,400 – €52,800
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€46,200 – €85,800

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 €91,125 + taxes €8,301 + delegated professional €1,000 – €2,500	€100,426 – €101,926	€99,000 – €148,500OMI, normal condition	from −€2,926 to +€48,074

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

15 October 2026€162,000
No bids (deserted)
21 January 2027€121,500
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 €91,125, with a minimum offer from €68,344. 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 Pomezia (231 homes on a 4+4 open-market contract, 8.6 €/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€5,070

Gross income €6,828 a year. Yield on the total cost: gross 5.2%, net 3.8%. 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 Pomezia ↗

Area value: in OMI area D2 “Periferia” (outlying), for standard homes in normal condition, the Italian Revenue Agency gives between €1,500 and €2,250 per m² of gross floor area. At the starting price it costs €1,841 per m², within the values of the area. For 66 m² the area range is worth between €99,000 and €148,500. Rents in the area: 6–8.8 €/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.
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 Pomezia: €24,224 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€492 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.