Ghilarza · 147.3 m² · Apartment

Apartment with parking space at auction in Via degli Ulivi, Ghilarza, 147 m²

Via degli Ulivi, Ghilarza (Oristano)

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

The appraisal report in brief

Unauthorised building works
Lot 2: the current state of the premises does not fully comply, with an increase in floor area in the basement of about 8.5 m². The appraiser considers it can be regularised through a conformity check.
«lo stato dei luoghi non risulta pienamente conforme, in particolare per un incremento di superficie al piano seminterrato di circa 8,5 mq»
Quote from the report (Italian), page 44 ↗
Regularisation costs
Lot 2: for the conformity check (accertamento di conformità), the appraiser estimates total costs of €2,500.00, including professional fees and administrative expenses.
«sono stimati in Euro 2.500,00»
Quote from the report (Italian), page 46 ↗
Other
Lot 2: according to the appraiser, there is no valid habitability certificate. The application submitted must be considered ineffective because the unit is not finished.
«Per quanto concerne l’agibilità, non risulta allo stato un certificato valido ed efficace»
Quote from the report (Italian), page 48 ↗
Regularisation costs
Lot 2: for the habitability certificate application, to be submitted after the works are completed, the appraiser estimates costs of €1,500.00.
«sono pari a Euro 1.500,00»
Quote from the report (Italian), page 49 ↗
State of repair
Lot 2: in the basement there is rising damp and efflorescence, and other traces of damp near terraces, balconies and the portico.
«allo stato si riscontrano fenomeni di umidità da capillarità e alonature in alcune zone del seminterrato»
Quote from the report (Italian), page 11 ↗
State of repair
Lot 2: the unit is not finished. The stairwell is still rough-finished and has no balustrade, which is a safety concern, and the internal doors are missing.
«Il vano scala risulta ancora al grezzo e privo di parapetto»
Quote from the report (Italian), page 12 ↗
Systems (plumbing, electrical, heating)
Lot 2: the systems are not finished and therefore do not comply with regulations for testing and declarations of conformity. Electrical sockets and frames are missing, and the air-conditioning system is only prepared for installation.
«Gli impianti, pur impostati come autonomi e realizzati in gran parte sottotraccia, non risultano ultimati»
Quote from the report (Italian), page 12 ↗
Occupancy and title
Lot 2: the documents show no leases and, at the inspection, the property was found vacant.
«a sopralluogo, è risultato libero»
Quote from the report (Italian), page 49 ↗
Regularisation costs
Lot 2: the property is not finished, and the appraiser warns that completion costs must be considered. These costs are already included in the valuation.
«l’immobile non è ultimato: occorrerà dunque tenere in debita considerazione i relativi costi di completamento»
Quote from the report (Italian), page 50 ↗
Unpaid condominium fees
Lot 2: no overdue or unpaid condominium charges for the last two years are recorded, as no accounting documents for condominium management were found.
«non risultano spese condominiali scadute e non pagate negli ultimi due anni»
Quote from the report (Italian), page 51 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 52 of 61: the rest of the report was not read. Summary of 5 November 2026. Open the report ↗

The lot

Apartment of 147 m² with parking space in Ghilarza: base price €57,580 (€391/m²), vacant (as stated in the notice).

Type	Apartment
Surface area	147 m²
Occupancy status	Vacant · from the notice
Deadline for offers	10/12/2026 at 13:00 · in 34 days
Auction date	11/12/2026 at 10:20
Minimum offer	€43,185
Deposit	10% of the price you offer
Minimum bid increment	€1,000
Type of sale	Court-ordered sale by the Court of Oristano, with online tender on the notaries' portal (Notartel)
Sale method	Synchronous online auction: live online bidding at a fixed time
Proceedings	R.G.E. 49/2024 · Lot 2 · Court of Oristano
Viewings and information	Sale delegate: Andrea d'Andrea · 0783301597 · studiodandrea1964@gmail.com
Viewings and information	Court-appointed custodian: IVG Sardegna SRL · 079630505 · visite.ivgoristano@gmail.com

Offers by Thursday 10/12/2026 at 13:00; auction on Friday 11/12/2026.

Read the text of the notice

From the notice: Lot 2: civil-type dwelling, terraced, Municipality of Ghilarza (OR), Via Degli Ulivi sn, ground floor (p/ s-t-1). Zone C/C1, subdivision “Le Querce”. Exclusive external appurtenances: porch, uncovered front and rear areas and front parking space, with pedestrian and vehicle access from Via Degli Ulivi. Not completed; it shows signs of damp. Lacks habitability certificate (agibilità) and energy performance certificate (APE). Discrepancies in the semi-basement floor. The property is vacant.

If this sale also has no bids, as a rule the judge can reduce the base price (prezzo base) by up to a quarter: at the next attempt it could start from about €43,185, with a minimum offer (offerta minima) from €32,389. This is the maximum allowed by law (art. 591 c.p.c.), not a forecast: the reduction is decided by the judge and in the meantime the lot may be awarded to others.

How to take part

Online offer digitally signed and sent via certified email (PEC) on the Public Sales Portal. Minimum offer €43,185.

Book the viewing through the Public Sales Portal, using the “Book viewing” (Prenota visita) button in the official listing: by law, requests go through there (art. 560 c.p.c.). Custodian: IVG Sardegna SRL · 079630505. You can call 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 the online offer on the Public Sales Portal by Thursday 10/12/2026 at 13:00.
Auction on Friday 11/12/2026 at 10:20: 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 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: 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: €4,318 (10% of the minimum offer, as the notice requires) or €5,758 if you offer the base price
Registration tax (imposta di registro): €1,100 if first home (prima casa) (2%, minimum €1,000) or €3,987 in other cases (9%, minimum €1,000), already including €100 in mortgage and cadastral taxes; if a business is selling, VAT may apply: the notice says so. If you are buying 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.
With the price-value (cadastral income €372.37) the tax would be about €1,100 for a first home / €4,323 for a second home, always including mortgage and cadastral taxes: 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
Total indicative budget starting from €43,185: about €45,285–€49,672
Estimate starting from the minimum offer: monthly instalment of about €148 with a 70% mortgage (€30,229) over 25 years at 3.3%; about €15,056 in 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: €97,231 – €144,374

OMI values for standard homes, area “Centro Edificato”, first half of 2026, normal condition, × 147 m².

What the works cost

Works	€/m²	Total for 147 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€29,464 – €58,928
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€58,928 – €117,856
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€103,124 – €191,516

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 €43,185 + taxes €3,987 + delegated professional €1,000 – €2,500	€48,172 – €49,672	€97,231 – €144,374OMI, normal condition	+€47,560 – +€96,202

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

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 €43,185, with a minimum offer from €32,389. 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 Ghilarza (21 homes on a 4+4 open-market contract, 3 €/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€3,921

Gross income €5,280 a year. Yield on the total cost: gross 8.4%, net 6.2%. 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 Ghilarza ↗

Area value: in OMI area B1 “Centro Edificato” (central), for standard homes in normal condition, the Italian Revenue Agency gives between €660 and €980 per m² of gross floor area. At the starting price it costs €391 per m²: 41% below the minimum of the area. For 147.3 m² the area range is worth between €97,231 and €144,374. Rents in the area: 2.6–3.9 €/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.
821 homes sold in the last 4 quarters (rest of the province, OR), 33% with a mortgage. In Q2 2026: +1% on a year earlier.Italian Revenue Agency – OMI, data up to Q2 2026.
Average declared income in Ghilarza: €20,939 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€233 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.